Address locked, Double Bay

2 houses today → about 65 homes as apartments, up to 8 storeys + bonus. About 2,250 m², 35 m frontage, zone R3.

Residual land valueA$42.5m

Likely ask (2 houses)A$32.5mFrom the land values x 1.15

HeadroomA$10.0m

Gain over buying separatelyA$4.3m

Claim this holding

A$182 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.

Sites whose best option clears a 40% margin on cost at the likely ask are A$387. 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
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	65	8	6,000 m²	A$130m	A$45.0m	A$42.5m	A$10.0m	A$32.5m38% on cost · 25% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$35.0m Basement parkingA$2.2m DemolitionA$90k Consultants, DA and certification (9%)A$3.5m Contributions (A$28,000 per new home)A$1.8m Contingency (5%)A$2.1m 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$32.5m instead leaves A$32.5m pre-tax on a total development cost of A$85.0m. 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	50	6	5,000 m²	A$100m	A$35.0m	A$37.5m	A$5.0m	A$16.0m22% on cost · 16% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.7m DemolitionA$90k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.4m Contingency (5%)A$1.6m 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$32.5m instead leaves A$16.0m pre-tax on a total development cost of A$75.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	10	2	1,750 m²	A$40.0m	A$8.5m	A$20.0m	-A$12.5m	-A$8.0m-17% on cost · -20% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$90k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$250k Contingency (5%)A$375k 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$32.5m instead leaves -A$8.0m pre-tax on a total development cost of A$45.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	6	2	1,000 m²	A$24.0m	A$5.0m	A$12.0m	-A$20.5m	-A$19.0m-45% on cost · -79% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$90k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$240k 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$32.5m instead leaves -A$19.0m pre-tax on a total development cost of A$42.5m.

Site facts

Houses: House, 1,200 m² House, 1,100 m²
Site area: About 2,250 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 250 m (straight line) · Within 400 m of a nominated centre
Land value: About A$27,500,000 at 1 July 2025, NSW Valuer General (the houses together)