Not viable as a standalone site

Address locked, Sylvania

1 house today → 2 homes as dual occupancy. About 700 m², 20 m frontage, zone R3.

Residual land valueA$850k

Likely ask (1 house)A$1.0mFrom the 1 July 2025 land value x 1.15

Headroom-A$150k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 0.7:1 · 9.5 m	2	2	500 m²	A$4.5m	A$2.2m	A$850k	-A$150k	A$550k16% on cost · 12% 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$1.0m instead leaves A$550k pre-tax on a total development cost of A$3.5m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	3	2	500 m²	A$4.8m	A$2.5m	A$600k	-A$400k	A$450k12% on cost · 9% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$1.0m instead leaves A$450k pre-tax on a total development cost of A$3.8m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	3	2	500 m²	A$4.3m	A$2.4m	A$500k	-A$500k	A$110k3% on cost · 3% on revenue
Cost stack Construction 500 m² at A$4,100/m²A$2.0m DemolitionA$45k Consultants, DA and certification (9%)A$180k Contributions (A$28,000 per new home)A$55k 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$1.0m instead leaves A$110k pre-tax on a total development cost of A$3.8m.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	15	6	1,500 m²	A$16.0m	A$11.0m	A$23k	-A$977k	A$1.2m9% on cost · 7% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$500k 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$1.0m instead leaves A$1.2m pre-tax on a total development cost of A$13.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	20	8	2,000 m²	A$20.0m	A$15.0m	-A$750k	-A$1.8m	A$425k2% on cost · 2% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m Basement parkingA$700k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$650k 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$1.0m instead leaves A$425k pre-tax on a total development cost of A$17.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 700 m² (18 m by 50 m)
Street frontage: About 20 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Sutherland Shire Local Environmental Plan 2015
LEP controls: FSR 0.7:1 · height 9 m · minimum lot 550 m²
Nearest nominated centre: About 50 m to Southgate shopping centre (straight line) · Within 400 m of a nominated centre
Land value: About A$900,000 at 1 July 2025, NSW Valuer General · from A$800,000 at 1 July 2021 (+15%)

Neighbours

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

Amalgamation options

#2 · amalgamation 2 houses → 8 homes

Address locked, Sylvania

Residual land valueA$2.5m

Likely askA$2.3m

HeadroomA$200k

1,500 m² · Terraces · R3 · address locked