Not viable as a standalone site

Address locked, Sylvania

1 house today → 4 homes as terraces. About 900 m², 60 m frontage, zone R3.

Residual land valueA$1.0m

Likely ask (1 house)A$1.2mFrom the 1 July 2025 land value x 1.15

Headroom-A$200k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$6.5m	A$3.3m	A$1.0m	-A$200k	A$950k20% on cost · 15% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$85k 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$1.2m instead leaves A$950k pre-tax on a total development cost of A$4.8m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$5.5m	A$3.0m	A$900k	-A$300k	A$350k8% on cost · 7% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.5m DemolitionA$45k Consultants, DA and certification (9%)A$230k Contributions (A$28,000 per new home)A$85k 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$1.2m instead leaves A$350k pre-tax on a total development cost of A$4.5m.
Dual occupancyLow and Mid-Rise · FSR 0.7:1 · 9.5 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$300k	A$230k6% on cost · 5% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k 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$1.2m instead leaves A$230k pre-tax on a total development cost of A$3.8m.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	20	6	2,000 m²	A$20.0m	A$13.0m	A$35k	-A$1.2m	A$2.4m15% on cost · 12% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k 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$1.2m instead leaves A$2.4m pre-tax on a total development cost of A$15.0m.
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$24.0m	A$17.0m	-A$900k	-A$2.1m	A$1.6m8% on cost · 7% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$14.0m Basement parkingA$850k DemolitionA$45k 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$1.2m instead leaves A$1.6m pre-tax on a total development cost of A$20.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 900 m² (25 m by 40 m)
Street frontage: About 60 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Sutherland Shire Local Environmental Plan 2015
LEP controls: FSR 0.7:1 · height 9 m · minimum lot 550 m²
Nearest nominated centre: About 50 m to Southgate shopping centre (straight line) · Within 400 m of a nominated centre
Land value: About A$1,100,000 at 1 July 2025, NSW Valuer General · from A$950,000 at 1 July 2021 (+15%)

Neighbours

1 adjoining houses share a boundary with this site. Members see them.

Amalgamation options

#2 · amalgamation 2 houses → 8 homes

Address locked, Sylvania

Residual land valueA$2.5m

Likely askA$2.3m

HeadroomA$200k

1,500 m² · Terraces · R3 · address locked