Address locked, Strathfield

3 houses today → about 30 homes as townhouses. About 1,500 m², 40 m frontage, zone R4.

Residual land valueA$19.0m

Likely ask (3 houses)A$8.0mFrom the land values x 1.15

HeadroomA$11.0m

Gain over buying separatelyA$12.0m

Claim this holding

A$387 inc GST · 3 months

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

This holding 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.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 2.79999995:1 · 21 m	30	2	4,500 m²	A$60.0m	A$21.0m	A$19.0m	A$11.0m	A$22.0m69% on cost · 36% on revenue
Cost stack Construction 4,500 m² at A$4,100/m²A$18.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.6m Contributions (A$28,000 per new home)A$700k Contingency (5%)A$950k 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$8.0m instead leaves A$22.0m pre-tax on a total development cost of A$32.5m.
TerracesLow and Mid-Rise · FSR 2.79999995:1 · 21 m	7	2	1,100 m²	A$16.0m	A$6.0m	A$5.0m	-A$3.0m	-A$750k-5% on cost · -5% on revenue
Cost stack Construction 1,100 m² at A$4,300/m²A$4.8m Basement parkingA$240k DemolitionA$140k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$275k 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$8.0m instead leaves -A$750k pre-tax on a total development cost of A$16.0m.
Apartments, up to 6 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.79999995:1 · 21 m	45	6	4,500 m²	A$50.0m	A$30.0m	A$3.8m	-A$4.3m	A$3.3m8% on cost · 7% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$24.0m Basement parkingA$1.5m DemolitionA$140k Consultants, DA and certification (9%)A$2.3m Contributions (A$28,000 per new home)A$1.1m Contingency (5%)A$1.4m 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$8.0m instead leaves A$3.3m pre-tax on a total development cost of A$42.5m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 27.3 m	55	8	6,000 m²	A$60.0m	A$40.0m	A$2.5m	-A$5.5m	A$1.4m3% on cost · 2% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$30.0m Basement parkingA$1.9m DemolitionA$140k Consultants, DA and certification (9%)A$3.0m Contributions (A$28,000 per new home)A$1.5m Contingency (5%)A$1.8m 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$8.0m instead leaves A$1.4m pre-tax on a total development cost of A$50.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 500 m² House, 500 m² House, 500 m²
Site area: About 1,500 m²
Street frontage: About 40 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 750 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$7,000,000 at 1 July 2025, NSW Valuer General (the houses together)