Not viable as a standalone site

Address locked, Artarmon

1 house today → 5 homes as terraces. About 1,250 m², 35 m frontage, zone R2.

Residual land valueA$3.0m

Likely ask (1 house)A$3.0mFrom the 1 July 2025 land value x 1.15

Headroom-A$110k

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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	5	2	800 m²	A$11.0m	A$4.3m	A$3.0m	-A$110k	A$2.0m25% on cost · 18% on revenue
Cost stack Construction 800 m² at A$4,300/m²A$3.5m Basement parkingA$170k DemolitionA$45k Consultants, DA and certification (9%)A$325k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$200k 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$3.0m instead leaves A$2.0m pre-tax on a total development cost of A$8.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$9.5m	A$4.0m	A$2.5m	-A$500k	A$900k12% on cost · 10% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.5m DemolitionA$45k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$180k 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$3.0m instead leaves A$900k pre-tax on a total development cost of A$7.5m.
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	500 m²	A$6.0m	A$2.3m	A$2.0m	-A$1.0m	-A$325k-6% 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$3.0m instead leaves -A$325k pre-tax on a total development cost of A$6.0m.
Manor house (4 flats)Low and Mid-Rise · FSR 0.8:1 · 9.5 m	4	2	450 m²	A$5.5m	A$2.5m	A$1.4m	-A$1.6m	-A$1.0m-16% on cost · -18% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$110k 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$3.0m instead leaves -A$1.0m pre-tax on a total development cost of A$6.0m.

Site facts

Site area: About 1,250 m² (35 m by 50 m)
Street frontage: About 35 m (measured against the road corridor)
Zone: R2 Low Density Residential · Willoughby Local Environmental Plan 2012
LEP controls: FSR 0.40000001:1 · height 8 m · minimum lot 550 m²
Nearest nominated centre: About 700 m to Artarmon station (straight line) · 400 to 800 m from a nominated centre
Heritage: Conservation area: Artamon
Land value: About A$2,750,000 at 1 July 2025, NSW Valuer General · from A$2,000,000 at 1 July 2021 (+40%)
Notes: Heritage conservation area.

Neighbours

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

Amalgamation options

#2 · amalgamation 3 houses → 15 homes

Address locked, Artarmon

Residual land valueA$9.0m

Likely askA$8.0m

HeadroomA$1.0m

3,000 m² · Terraces · R2 · address locked

Heritage conservation area