Address locked, Homebush

3 houses today → about 25 homes as townhouses. About 1,250 m², 30 m frontage, zone R4.

Residual land valueA$5.5m

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

HeadroomA$350k

Gain over buying separatelyA$350k

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
TownhousesLow and Mid-Rise · FSR 2.8:1 · 42 m	25	2	3,500 m²	A$35.0m	A$18.0m	A$5.5m	A$350k	A$5.5m22% on cost · 16% on revenue
Cost stack Construction 3,500 m² at A$4,100/m²A$15.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$800k 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$5.5m pre-tax on a total development cost of A$25.0m.
TerracesLow and Mid-Rise · FSR 2.8:1 · 42 m	5	2	800 m²	A$8.0m	A$4.3m	A$1.0m	-A$4.5m	-A$3.3m-30% on cost · -41% on revenue
Cost stack Construction 800 m² at A$4,300/m²A$3.5m Basement parkingA$170k DemolitionA$140k Consultants, DA and certification (9%)A$325k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$200k 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$3.3m pre-tax on a total development cost of A$11.0m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.8:1 · 42 m	35	12	3,500 m²	A$37.5m	A$25.0m	-A$25k	-A$5.5m	A$350k1% on cost · 1% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$20.0m Basement parkingA$1.3m DemolitionA$140k Consultants, DA and certification (9%)A$1.9m Contributions (A$28,000 per new home)A$950k Contingency (5%)A$1.2m 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$350k pre-tax on a total development cost of A$32.5m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	50	16	4,500 m²	A$45.0m	A$32.5m	-A$1.8m	-A$7.3m	-A$1.1m-3% on cost · -2% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$25.0m Basement parkingA$1.6m DemolitionA$140k Consultants, DA and certification (9%)A$2.5m Contributions (A$28,000 per new home)A$1.3m Contingency (5%)A$1.5m 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$1.1m pre-tax on a total development cost of A$40.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 450 m² House, 450 m² House, 450 m²
Site area: About 1,250 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 600 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$4,500,000 at 1 July 2025, NSW Valuer General (the houses together)