Standalone site

Address locked, Rose Bay

1 house today → about 15 homes as terraces. About 2,500 m², 150 m frontage, zone R3.

Residual land valueA$32.5m

Likely ask (1 house)A$24.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$8.5m

Claim this site

A$387 inc GST · 3 months

A claim takes this site off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

This site 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
TerracesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	15	2	2,250 m²	A$65.0m	A$12.0m	A$32.5m	A$8.5m	A$19.0m48% on cost · 30% on revenue
Cost stack Construction 2,250 m² at A$4,300/m²A$9.5m Basement parkingA$500k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$550k 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$24.0m instead leaves A$19.0m pre-tax on a total development cost of A$40.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	50	6	5,000 m²	A$90.0m	A$32.5m	A$27.5m	A$3.5m	A$19.0m31% on cost · 21% on revenue
Cost stack Construction 5,000 m² at A$5,500/m²A$27.5m Basement parkingA$1.7m DemolitionA$45k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.3m Contingency (5%)A$1.5m 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$24.0m instead leaves A$19.0m pre-tax on a total development cost of A$60.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	40	4	3,500 m²	A$75.0m	A$23.0m	A$27.5m	A$3.5m	A$16.0m31% on cost · 22% on revenue
Cost stack Construction 3,500 m² at A$4,900/m²A$18.0m Basement parkingA$1.3m DemolitionA$45k Consultants, DA and certification (9%)A$1.8m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.1m 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$24.0m instead leaves A$16.0m pre-tax on a total development cost of A$50.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12.5 m	15	2	2,250 m²	A$55.0m	A$11.0m	A$25.0m	A$1.0m	A$11.0m29% on cost · 21% on revenue
Cost stack Construction 2,250 m² at A$4,100/m²A$9.0m DemolitionA$45k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$375k 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$24.0m instead leaves A$11.0m pre-tax on a total development cost of A$40.0m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$17.5m	-A$18.0m-61% on cost · -150% 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$24.0m instead leaves -A$18.0m pre-tax on a total development cost of A$30.0m.

Site facts

Site area: About 2,500 m² (35 m by 80 m)
Street frontage: About 150 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Waverley Local Environmental Plan 2012
LEP controls: FSR 0.9:1 · height 12.5 m · minimum lot 232 m²
Nearest nominated centre: About 700 m to Rose Bay town centre (New South Head Road) (straight line) · 400 to 800 m from a nominated centre
Land value: About A$21,000,000 at 1 July 2025, NSW Valuer General · from A$17,000,000 at 1 July 2022 (+25%)