Address locked, Bondi Junction

3 houses today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,100 m², 25 m frontage, zone R3.

Residual land valueA$12.0m

Likely ask (3 houses)A$7.0mFrom the land values x 1.15

HeadroomA$5.0m

Gain over buying separatelyA$5.0m

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
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	30	8	3,000 m²	A$50.0m	A$22.0m	A$12.0m	A$5.0m	A$13.0m41% on cost · 26% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$17.0m Basement parkingA$1.1m DemolitionA$140k Consultants, DA and certification (9%)A$1.6m Contributions (A$28,000 per new home)A$800k Contingency (5%)A$1.0m 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$7.0m instead leaves A$13.0m pre-tax on a total development cost of A$32.5m. 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	25	6	2,250 m²	A$40.0m	A$17.0m	A$11.0m	A$4.0m	A$9.5m37% on cost · 24% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$140k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$750k 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$7.0m instead leaves A$9.5m pre-tax on a total development cost of A$25.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 9.5 m	6	2	1,000 m²	A$15.0m	A$4.8m	A$5.0m	-A$2.0m	A$800k6% on cost · 5% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$140k Consultants, DA and certification (9%)A$350k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$220k 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$7.0m instead leaves A$800k pre-tax on a total development cost of A$13.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 9.5 m	4	2	600 m²	A$11.0m	A$3.5m	A$3.8m	-A$3.3m	-A$1.4m-12% on cost · -13% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$140k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$160k 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$7.0m instead leaves -A$1.4m pre-tax on a total development cost of A$12.0m.

Site facts

Houses: House, 300 m² House, 400 m² House, 350 m²
Site area: About 1,100 m²
Street frontage: About 25 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$6,000,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: Heritage conservation area.