Address locked, Strathfield

2 houses today → about 20 homes as townhouses. About 900 m², 25 m frontage, zone R4.

Residual land valueA$15.0m

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

HeadroomA$11.0m

Gain over buying separatelyA$11.0m

Claim this holding

A$387 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.

This holding 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
TownhousesLow and Mid-Rise · FSR 4:1 · 132 m	20	2	3,500 m²	A$47.5m	A$17.0m	A$15.0m	A$11.0m	A$19.0m85% on cost · 41% on revenue
Cost stack Construction 3,500 m² at A$4,100/m²A$14.0m DemolitionA$90k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$750k 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$19.0m pre-tax on a total development cost of A$23.0m.
Apartments, up to 39 storeysLow and Mid-Rise (400 to 800 m) · FSR 4:1 · 132 m	35	39	3,500 m²	A$40.0m	A$24.0m	A$3.0m	-A$1.0m	A$5.0m17% on cost · 13% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$19.0m Basement parkingA$1.2m DemolitionA$90k Consultants, DA and certification (9%)A$1.8m Contributions (A$28,000 per new home)A$900k 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$4.0m instead leaves A$5.0m pre-tax on a total development cost of A$30.0m.
TerracesLow and Mid-Rise · FSR 4:1 · 132 m	4	2	600 m²	A$9.0m	A$3.5m	A$3.0m	-A$1.0m	-A$24k0% on cost · 0% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$90k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$160k 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$24k pre-tax on a total development cost of A$8.5m.
Apartments, up to 51 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 5.2:1 · 171.6 m	45	51	4,500 m²	A$47.5m	A$30.0m	A$1.9m	-A$2.1m	A$5.5m14% on cost · 11% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$24.0m Basement parkingA$1.5m DemolitionA$90k Consultants, DA and certification (9%)A$2.3m Contributions (A$28,000 per new home)A$1.2m Contingency (5%)A$1.4m 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$5.5m pre-tax on a total development cost of A$37.5m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 450 m² House, 450 m²
Site area: About 900 m²
Street frontage: About 25 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 750 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)