Address locked, Sylvania

2 houses today → 8 homes as terraces. About 1,500 m², 80 m frontage, zone R3.

Residual land valueA$2.5m

Likely ask (2 houses)A$2.3mFrom the land values x 1.15

HeadroomA$200k

Gain over buying separatelyA$200k

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
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	8	2	1,100 m²	A$13.0m	A$6.0m	A$2.5m	A$200k	A$2.5m28% on cost · 20% on revenue
Cost stack Construction 1,100 m² at A$4,300/m²A$4.8m Basement parkingA$275k DemolitionA$90k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$170k 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$2.3m instead leaves A$2.5m pre-tax on a total development cost of A$9.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	7	2	1,100 m²	A$10.0m	A$5.5m	A$1.3m	-A$1.0m	A$475k6% on cost · 5% on revenue
Cost stack Construction 1,100 m² at A$4,100/m²A$4.5m DemolitionA$90k Consultants, DA and certification (9%)A$425k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$250k 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$2.3m instead leaves A$475k pre-tax on a total development cost of A$8.5m.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	35	6	3,500 m²	A$35.0m	A$25.0m	-A$10k	-A$2.3m	A$1.5m5% on cost · 4% 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$1.9m Contributions (A$28,000 per new home)A$950k 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$2.3m instead leaves A$1.5m pre-tax on a total development cost of A$30.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	45	8	4,500 m²	A$45.0m	A$32.5m	-A$1.7m	-A$4.0m	A$2.2m6% on cost · 5% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$25.0m Basement parkingA$1.6m DemolitionA$90k Consultants, DA and certification (9%)A$2.4m 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$2.3m instead leaves A$2.2m pre-tax on a total development cost of A$37.5m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 700 m² House, 900 m²
Site area: About 1,500 m²
Street frontage: About 80 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 50 m (straight line) · Within 400 m of a nominated centre
Land value: About A$2,000,000 at 1 July 2025, NSW Valuer General (the houses together)