Not viable as a standalone site

Address locked, Double Bay

1 house today → 2 homes as dual occupancy. About 450 m², 13 m frontage, zone R3.

Residual land valueA$4.3m

Likely ask (1 house)A$5.0mFrom the 1 July 2025 land value x 1.15

Headroom-A$750k

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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 0.65:1 · 9.5 m	2	2	300 m²	A$8.0m	A$1.3m	A$4.3m	-A$750k	A$425k6% on cost · 5% on revenue
Cost stack Construction 300 m² at A$3,700/m²A$1.1m DemolitionA$45k Consultants, DA and certification (9%)A$100k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$60k 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$5.0m instead leaves A$425k pre-tax on a total development cost of A$7.0m.

Site area: About 450 m² (13 m by 35 m)
Street frontage: About 13 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.65:1 · height 9.5 m · minimum lot 700 m²
Nearest nominated centre: About 400 m to Double Bay town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$4,500,000 at 1 July 2025, NSW Valuer General · from A$3,000,000 at 1 July 2021 (+50%)

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

#7 · amalgamation 3 houses → 40 homes

Residual land valueA$27.5m

Likely askA$16.0m

HeadroomA$11.5m

1,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked