Address locked, Edgecliff

3 houses today → about 90 homes as apartments, up to 8 storeys + bonus. About 3,000 m², 90 m frontage, zone R3.

Residual land valueA$47.5m

Likely ask (3 houses)A$35.0mFrom the land values x 1.15

HeadroomA$12.5m

Gain over buying separatelyA$3.3m

Claimed

Claimed until 3 Feb 2027

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	90	8	9,000 m²	A$160m	A$65.0m	A$47.5m	A$12.5m	A$35.0m31% on cost · 21% on revenue
Cost stack Construction 9,000 m² at A$5,500/m²A$50.0m Basement parkingA$3.0m DemolitionA$140k Consultants, DA and certification (9%)A$4.8m 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$35.0m instead leaves A$35.0m pre-tax on a total development cost of A$110m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	70	6	7,000 m²	A$130m	A$47.5m	A$40.0m	A$5.0m	A$27.5m29% on cost · 21% on revenue
Cost stack Construction 7,000 m² at A$5,500/m²A$37.5m Basement parkingA$2.4m DemolitionA$140k Consultants, DA and certification (9%)A$3.5m Contributions (A$28,000 per new home)A$1.9m Contingency (5%)A$2.2m 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$35.0m instead leaves A$27.5m pre-tax on a total development cost of A$90.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	15	2	2,250 m²	A$50.0m	A$12.0m	A$22.0m	-A$13.0m	-A$5.5m-10% on cost · -11% on revenue
Cost stack Construction 2,250 m² at A$4,300/m²A$9.5m Basement parkingA$475k DemolitionA$140k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$550k 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$35.0m instead leaves -A$5.5m pre-tax on a total development cost of A$55.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	15	2	2,250 m²	A$45.0m	A$11.0m	A$20.0m	-A$15.0m	-A$9.0m-17% on cost · -20% on revenue
Cost stack Construction 2,250 m² at A$4,100/m²A$9.0m DemolitionA$140k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$500k 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$35.0m instead leaves -A$9.0m pre-tax on a total development cost of A$50.0m.

Site facts

Houses: House, 800 m² House, 1,750 m² House, 700 m²
Site area: About 3,000 m²
Street frontage: About 90 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 300 m (straight line) · Within 400 m of a nominated centre
Land value: About A$30,000,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: Heritage conservation area.