Address locked, Bondi

3 houses today → about 10 homes as apartments, up to 3 storeys. About 700 m², 18 m frontage, zone E1.

Residual land valueA$5.5m

Likely ask (3 houses)A$5.5mFrom the land values x 1.15

HeadroomA$425k

Gain over buying separatelyA$425k

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
Apartments, up to 3 storeys (LEP controls)Local Environmental Plan · FSR 1.5:1 · 13 m	10	3	1,000 m²	A$17.0m	A$6.5m	A$5.5m	A$425k	A$2.2m17% on cost · 13% on revenue
Cost stack Construction 1,000 m² at A$4,900/m²A$4.8m Basement parkingA$350k DemolitionA$140k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$200k 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$5.5m instead leaves A$2.2m pre-tax on a total development cost of A$13.0m.

Site facts

Houses: House, 250 m² House, 200 m² House, 200 m²
Site area: About 700 m²
Street frontage: About 18 m (measured against the road corridor)
Zone: E1
Nearest nominated centre: About 1,000 m (straight line) · Beyond 800 m of a nominated centre
Land value: About A$4,500,000 at 1 July 2025, NSW Valuer General (the houses together)