Address locked, Strathfield

3 houses today → about 30 homes as townhouses. About 1,750 m², 45 m frontage, zone R4.

Residual land valueA$22.0m

Likely ask (3 houses)A$9.0mFrom the land values x 1.15

HeadroomA$13.0m

Gain over buying separatelyA$13.0m

Claimed

Claimed until 3 Feb 2027

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 2.79999995:1 · 21 m	30	2	4,500 m²	A$65.0m	A$23.0m	A$22.0m	A$13.0m	A$23.0m66% on cost · 35% on revenue
Cost stack Construction 4,500 m² at A$4,100/m²A$19.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.7m 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$9.0m instead leaves A$23.0m pre-tax on a total development cost of A$35.0m.
TerracesLow and Mid-Rise · FSR 2.79999995:1 · 21 m	7	2	1,100 m²	A$16.0m	A$6.0m	A$5.0m	-A$4.0m	-A$1.8m-11% on cost · -11% on revenue
Cost stack Construction 1,100 m² at A$4,300/m²A$4.8m Basement parkingA$240k DemolitionA$140k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$275k 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$9.0m instead leaves -A$1.8m pre-tax on a total development cost of A$17.0m.
Apartments, up to 6 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.79999995:1 · 21 m	45	6	4,500 m²	A$55.0m	A$32.5m	A$4.0m	-A$5.0m	A$4.0m9% on cost · 7% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$25.0m Basement parkingA$1.6m DemolitionA$140k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.2m 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$9.0m instead leaves A$4.0m pre-tax on a total development cost of A$45.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 27.3 m	60	8	6,000 m²	A$65.0m	A$42.5m	A$2.5m	-A$6.5m	A$2.1m4% on cost · 3% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$32.5m Basement parkingA$2.1m DemolitionA$140k Consultants, DA and certification (9%)A$3.3m Contributions (A$28,000 per new home)A$1.7m Contingency (5%)A$1.9m 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$9.0m instead leaves A$2.1m pre-tax on a total development cost of A$55.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 600 m² House, 600 m² House, 600 m²
Site area: About 1,750 m²
Street frontage: About 45 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 800 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$8,000,000 at 1 July 2025, NSW Valuer General (the houses together)