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Development › Bondi Junction › Site #6

Standalone site

Address locked, Bondi Junction

1 house today → about 90 homes as apartments, up to 18 storeys. About 1,500 m², 35 m frontage, zone MU1.

Residual land valueA$40.0m
Likely ask (1 house)A$22.0mFrom the 1 July 2025 land value x 1.15
HeadroomA$18.0m
Claim this site

A$387 inc GST · 3 months

A claim takes this site off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

This site is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. One claim credit claims any site.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 18 storeys (LEP controls)Local Environmental Plan · FSR 6:1 · 60 m 90189,000 m² A$150mA$60.0mA$40.0mA$18.0m A$45.0m50% on cost · 30% on revenue
Cost stack
  • Construction 9,000 m² at A$5,500/m²A$47.5m
  • Basement parkingA$3.0m
  • DemolitionA$45k
  • Consultants, DA and certification (9%)A$4.5m
  • Contributions (A$28,000 per new home)A$2.5m
  • Contingency (5%)A$2.8m
  • Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$22.0m instead leaves A$45.0m pre-tax on a total development cost of A$90.0m.
Shop-top housing, up to 18 storeysLow and Mid-Rise (within 400 m) · FSR 6:1 · 60 m 80189,000 m² A$140mA$60.0mA$35.0mA$13.0m A$35.0m40% on cost · 25% on revenue
Cost stack
  • Construction 9,000 m² at A$5,600/m²A$50.0m
  • Basement parkingA$2.8m
  • DemolitionA$45k
  • Consultants, DA and certification (9%)A$4.8m
  • Contributions (A$28,000 per new home)A$2.2m
  • Contingency (5%)A$2.8m
  • Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$22.0m instead leaves A$35.0m pre-tax on a total development cost of A$90.0m.

Site facts

Site area
About 1,500 m² (35 m by 50 m)
Street frontage
About 35 m (measured against the road corridor)
Zone
MU1 Mixed Use · Waverley Local Environmental Plan 2012
LEP controls
FSR 6:1 · height 60 m · minimum lot not mapped
Nearest nominated centre
About 50 m to Bondi Junction station and town centre (straight line) · Within 400 m of a nominated centre
Land value
About A$19,000,000 at 1 July 2025, NSW Valuer General · from A$17,000,000 at 1 July 2021 (+10%)