Address locked, Bondi Junction

3 houses today → about 55 homes as apartments, up to 8 storeys + bonus. About 2,000 m², 60 m frontage, zone R3.

Residual land valueA$22.0m

Likely ask (3 houses)A$8.5mFrom the land values x 1.15

HeadroomA$13.5m

Gain over buying separatelyA$5.0m

Claim this holding

A$387 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.

This holding is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. 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	55	8	6,000 m²	A$90.0m	A$40.0m	A$22.0m	A$13.5m	A$27.5m52% on cost · 30% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$30.0m Basement parkingA$1.9m DemolitionA$140k Consultants, DA and certification (9%)A$3.0m Contributions (A$28,000 per new home)A$1.5m Contingency (5%)A$1.8m 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$8.5m instead leaves A$27.5m pre-tax on a total development cost of A$55.0m. 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	45	6	4,500 m²	A$70.0m	A$30.0m	A$19.0m	A$10.5m	A$20.0m49% on cost · 29% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$24.0m Basement parkingA$1.5m DemolitionA$140k Consultants, DA and certification (9%)A$2.3m Contributions (A$28,000 per new home)A$1.1m Contingency (5%)A$1.4m 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$8.5m instead leaves A$20.0m pre-tax on a total development cost of A$42.5m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	9	2	1,250 m²	A$24.0m	A$7.5m	A$9.0m	A$500k	A$4.3m24% on cost · 17% on revenue
Cost stack Construction 1,250 m² at A$4,300/m²A$6.0m Basement parkingA$300k DemolitionA$140k Consultants, DA and certification (9%)A$550k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$325k 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$8.5m instead leaves A$4.3m pre-tax on a total development cost of A$18.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	9	2	1,250 m²	A$22.0m	A$6.5m	A$8.5m	-A$350k	A$3.5m21% on cost · 16% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.5m DemolitionA$140k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$300k 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$8.5m instead leaves A$3.5m pre-tax on a total development cost of A$17.0m.

Site facts

Houses: House, 350 m² House, 350 m² House, 1,250 m²
Site area: About 2,000 m²
Street frontage: About 60 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 300 m (straight line) · Within 400 m of a nominated centre
Land value: About A$7,500,000 at 1 July 2025, NSW Valuer General (the houses together)