Address locked, Maroubra

3 houses today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,000 m², 60 m frontage, zone R3.

Residual land valueA$5.5m

Likely ask (3 houses)A$4.8mFrom the land values x 1.15

HeadroomA$750k

Gain over buying separatelyA$475k

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	30	8	3,000 m²	A$37.5m	A$21.0m	A$5.5m	A$750k	A$5.5m19% on cost · 14% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$16.0m Basement parkingA$1.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.6m Contributions (A$28,000 per new home)A$750k Contingency (5%)A$950k 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$4.8m instead leaves A$5.5m pre-tax on a total development cost of A$27.5m. 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	25	6	2,250 m²	A$30.0m	A$16.0m	A$5.0m	A$250k	A$4.3m19% on cost · 14% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$140k Consultants, DA and certification (9%)A$1.2m 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$4.8m instead leaves A$4.3m pre-tax on a total development cost of A$23.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12 m	6	2	900 m²	A$13.0m	A$5.0m	A$3.5m	-A$1.3m	A$1.1m10% on cost · 8% on revenue
Cost stack Construction 900 m² at A$4,300/m²A$4.0m Basement parkingA$200k DemolitionA$140k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$230k 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$4.8m instead leaves A$1.1m pre-tax on a total development cost of A$11.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	6	2	900 m²	A$12.0m	A$4.5m	A$3.3m	-A$1.5m	A$750k7% on cost · 6% on revenue
Cost stack Construction 900 m² at A$4,100/m²A$3.8m DemolitionA$140k Consultants, DA and certification (9%)A$350k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$210k 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$4.8m instead leaves A$750k pre-tax on a total development cost of A$10.0m.

Site facts

Houses: House, 300 m² House, 300 m² House, 400 m²
Site area: About 1,000 m²
Street frontage: About 60 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 250 m (straight line) · Within 400 m of a nominated centre
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: DA on a house (Determined).