Address locked, Maroubra

2 houses today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 23 m frontage, zone R3.

Residual land valueA$3.8m

Likely ask (2 houses)A$3.5mFrom the land values x 1.15

HeadroomA$250k

Gain over buying separatelyA$140k

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	20	8	2,000 m²	A$27.5m	A$14.0m	A$3.8m	A$250k	A$5.5m29% on cost · 20% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$700k DemolitionA$90k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$650k 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$3.5m instead leaves A$5.5m pre-tax on a total development cost of A$19.0m. 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	15	6	1,500 m²	A$21.0m	A$11.0m	A$3.5m	A$80k	A$3.0m19% on cost · 14% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.5m Basement parkingA$550k DemolitionA$90k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$400k 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$3.5m instead leaves A$3.0m pre-tax on a total development cost of A$16.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	4	2	600 m²	A$7.5m	A$3.3m	A$2.1m	-A$1.4m	-A$550k-7% on cost · -7% on revenue
Cost stack Construction 600 m² at A$4,100/m²A$2.8m DemolitionA$90k Consultants, DA and certification (9%)A$240k 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$3.5m instead leaves -A$550k pre-tax on a total development cost of A$7.5m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12 m	3	2	500 m²	A$6.5m	A$2.5m	A$1.7m	-A$1.8m	-A$650k-9% on cost · -10% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$90k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$120k 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$3.5m instead leaves -A$650k pre-tax on a total development cost of A$6.5m.

Site facts

Houses: House, 400 m² House, 350 m²
Site area: About 700 m²
Street frontage: About 23 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 100 m (straight line) · Within 400 m of a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General (the houses together)