Standalone site

Address locked, Maroubra

1 house today → about 15 homes as apartments, up to 8 storeys + bonus. About 600 m², 23 m frontage, zone R3.

Residual land valueA$3.0m

Likely ask (1 house)A$2.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$500k

Claim this site

A$182 inc GST · 3 months

A claim takes this site 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	15	8	1,750 m²	A$22.0m	A$12.0m	A$3.0m	A$500k	A$3.8m24% on cost · 17% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.5m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$450k 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$2.5m instead leaves A$3.8m pre-tax on a total development cost of A$16.0m. 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	15	6	1,250 m²	A$18.0m	A$9.5m	A$3.0m	A$500k	A$3.0m23% on cost · 17% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.5m Basement parkingA$450k DemolitionA$45k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$325k Contingency (5%)A$425k 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$2.5m instead leaves A$3.0m pre-tax on a total development cost of A$13.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	3	2	450 m²	A$6.5m	A$2.5m	A$1.9m	-A$600k	A$425k8% on cost · 6% on revenue
Cost stack Construction 450 m² at A$4,300/m²A$2.0m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$180k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$110k 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$2.5m instead leaves A$425k pre-tax on a total development cost of A$5.5m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 9.5 m	2	2	450 m²	A$5.5m	A$2.0m	A$1.7m	-A$800k	A$75k2% on cost · 1% on revenue
Cost stack Construction 450 m² at A$3,700/m²A$1.7m DemolitionA$45k Consultants, DA and certification (9%)A$150k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$90k 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$2.5m instead leaves A$75k pre-tax on a total development cost of A$5.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	3	2	450 m²	A$6.0m	A$2.2m	A$1.7m	-A$800k	A$300k6% on cost · 5% on revenue
Cost stack Construction 450 m² at A$4,100/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$55k 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$2.5m instead leaves A$300k pre-tax on a total development cost of A$5.0m.

Site facts

Site area: About 600 m² (9 m by 70 m)
Street frontage: About 23 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.75:1 · height 9.5 m · minimum lot not mapped
Nearest nominated centre: About 50 m to Maroubra Junction town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$2,200,000 at 1 July 2025, NSW Valuer General · from A$1,600,000 at 1 July 2021 (+40%)

Neighbours

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

Amalgamation options

#3 · amalgamation 3 houses → 45 homes

Address locked, Maroubra

Residual land valueA$8.0m

Likely askA$7.0m

HeadroomA$1.0m

1,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked