Not viable as a standalone site

Address locked, North Strathfield

1 house today → 2 homes as dual occupancy. About 600 m², 15 m frontage, zone R4.

Residual land valueA$1.2m

Likely ask (1 house)A$2.2mFrom the 1 July 2025 land value x 1.15

Headroom-A$1.0m

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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 3.20000005:1 · 52 m	2	2	500 m²	A$5.0m	A$2.3m	A$1.2m	-A$1.0m	-A$375k-7% on cost · -7% 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$2.2m instead leaves -A$375k pre-tax on a total development cost of A$5.0m.
Apartments, up to 15 storeysLow and Mid-Rise (400 to 800 m) · FSR 3.20000005:1 · 52 m	20	15	1,750 m²	A$19.0m	A$12.0m	A$550k	-A$1.7m	A$1.5m10% on cost · 8% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$475k Contingency (5%)A$550k 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$2.2m instead leaves A$1.5m pre-tax on a total development cost of A$15.0m.
Apartments, up to 20 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 4.16:1 · 67.6 m	25	20	2,250 m²	A$23.0m	A$16.0m	-A$190k	-A$2.4m	A$700k4% on cost · 3% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$45k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$600k 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$2.2m instead leaves A$700k pre-tax on a total development cost of A$20.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R4 High Density Residential · Canada Bay Local Environmental Plan 2013
LEP controls: FSR 3.20000005:1 · height 52 m · minimum lot 450 m²
Nearest nominated centre: About 550 m to Homebush station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$1,900,000 at 1 July 2025, NSW Valuer General · from A$1,700,000 at 1 July 2021 (+10%)

Neighbours

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

Amalgamation options

#3 · amalgamation 3 houses → 40 homes

Address locked, North Strathfield

Residual land valueA$13.0m

Likely askA$7.5m

HeadroomA$5.5m

2,000 m² · Townhouses · R4 · address locked