Address locked, Maroubra

2 houses today → about 25 homes as apartments, up to 8 storeys + bonus. About 900 m², 30 m frontage, zone R3.

Residual land valueA$4.5m

Likely ask (2 houses)A$4.0mFrom the land values x 1.15

HeadroomA$500k

Gain over buying separatelyA$450k

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	25	8	2,500 m²	A$32.5m	A$17.0m	A$4.5m	A$500k	A$6.0m27% on cost · 19% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$14.0m Basement parkingA$850k DemolitionA$90k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$650k Contingency (5%)A$800k 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$4.0m instead leaves A$6.0m pre-tax on a total development cost of A$23.0m. 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	20	6	2,000 m²	A$25.0m	A$13.0m	A$4.3m	A$250k	A$3.8m21% on cost · 15% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$10.0m Basement parkingA$650k DemolitionA$90k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$475k Contingency (5%)A$600k 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$4.0m instead leaves A$3.8m pre-tax on a total development cost of A$19.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$8.5m	A$3.3m	A$2.5m	-A$1.5m	-A$190k-2% on cost · -2% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.5m Basement parkingA$140k DemolitionA$90k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$150k 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$4.0m instead leaves -A$190k pre-tax on a total development cost of A$8.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$7.5m	A$3.0m	A$2.3m	-A$1.7m	-A$800k-10% on cost · -11% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$90k Consultants, DA and certification (9%)A$220k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$140k 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$4.0m instead leaves -A$800k pre-tax on a total development cost of A$8.0m.

Site facts

Houses: House, 450 m² House, 400 m²
Site area: About 900 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 150 m (straight line) · Within 400 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)