Address locked, Maroubra

3 houses today → about 45 homes as apartments, up to 8 storeys + bonus. About 1,500 m², 50 m frontage, zone R3.

Residual land valueA$8.0m

Likely ask (3 houses)A$7.0mFrom the land values x 1.15

HeadroomA$1.0m

Gain over buying separatelyA$170k

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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	45	8	4,500 m²	A$55.0m	A$30.0m	A$8.0m	A$1.0m	A$9.0m22% on cost · 16% 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$7.0m instead leaves A$9.0m pre-tax on a total development cost of A$40.0m. 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	35	6	3,500 m²	A$45.0m	A$24.0m	A$7.5m	A$500k	A$6.5m19% on cost · 14% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$19.0m Basement parkingA$1.2m DemolitionA$140k Consultants, DA and certification (9%)A$1.8m Contributions (A$28,000 per new home)A$850k Contingency (5%)A$1.1m 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$7.0m instead leaves A$6.5m pre-tax on a total development cost of A$32.5m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	8	2	1,100 m²	A$17.0m	A$6.0m	A$5.5m	-A$1.5m	A$1.2m8% on cost · 7% on revenue
Cost stack Construction 1,100 m² at A$4,300/m²A$5.0m Basement parkingA$275k DemolitionA$140k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$140k 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$7.0m instead leaves A$1.2m pre-tax on a total development cost of A$14.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	7	2	1,100 m²	A$13.0m	A$5.5m	A$3.5m	-A$3.5m	-A$1.8m-13% on cost · -14% on revenue
Cost stack Construction 1,100 m² at A$4,100/m²A$4.8m DemolitionA$140k Consultants, DA and certification (9%)A$425k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$250k 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$7.0m instead leaves -A$1.8m pre-tax on a total development cost of A$14.0m.

Site facts

Houses: House, 450 m² House, 450 m² House, 600 m²
Site area: About 1,500 m²
Street frontage: About 50 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 50 m (straight line) · Within 400 m of a nominated centre
Land value: About A$6,000,000 at 1 July 2025, NSW Valuer General (the houses together)