Not viable as a standalone site

Address locked, Homebush

1 house today → 2 homes as dual occupancy. About 600 m², 15 m frontage, zone R4.

Residual land valueA$900k

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

Headroom-A$1.6m

Pro members see the exact figures and the neighbours for this site. Go Pro for every site, or claim a single site from its page.

See Pro and pricing Sign in

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 2.8:1 · 42 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$1.6m	-A$1.1m-21% on cost · -25% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k 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$1.1m pre-tax on a total development cost of A$5.5m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.8:1 · 42 m	15	12	1,750 m²	A$17.0m	A$11.0m	A$50k	-A$2.5m	A$500k3% on cost · 3% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$500k 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$500k pre-tax on a total development cost of A$15.0m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	20	16	2,250 m²	A$21.0m	A$15.0m	-A$750k	-A$3.3m	-A$275k-1% on cost · -1% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$12.0m Basement parkingA$700k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$550k Contingency (5%)A$700k 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$275k pre-tax on a total development cost of A$19.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R4 High Density Residential · Strathfield Local Environmental Plan 2012
LEP controls: FSR 2.8:1 · height 42 m · minimum lot not mapped
Nearest nominated centre: About 650 m to Homebush station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,100,000 at 1 July 2025, NSW Valuer General · from A$1,500,000 at 1 July 2021 (+40%)

Neighbours

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

Amalgamation options

#8 · amalgamation 3 houses → 30 homes

Address locked, Homebush

Residual land valueA$7.5m

Likely askA$7.5m

HeadroomA$80k

1,750 m² · Townhouses · R4 · address locked