Address locked, Maroubra

2 houses today → about 15 homes as apartments, up to 4 storeys. About 1,000 m², 25 m frontage, zone R3.

Residual land valueA$4.3m

Likely ask (2 houses)A$4.0mFrom the land values x 1.15

HeadroomA$250k

Gain over buying separatelyA$110k

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 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	15	4	1,500 m²	A$20.0m	A$9.0m	A$4.3m	A$250k	A$3.8m26% on cost · 19% on revenue
Cost stack Construction 1,500 m² at A$4,900/m²A$7.0m Basement parkingA$475k DemolitionA$90k 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$4.0m instead leaves A$3.8m pre-tax on a total development cost of A$14.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	20	6	2,000 m²	A$24.0m	A$13.0m	A$3.5m	-A$500k	A$3.0m16% on cost · 12% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$10.0m Basement parkingA$650k DemolitionA$90k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$475k Contingency (5%)A$600k 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$4.0m instead leaves A$3.0m pre-tax on a total development cost of A$19.0m. Includes 15% affordable housing at 65% of market.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	4	2	600 m²	A$8.5m	A$3.5m	A$2.3m	-A$1.7m	-A$475k-6% on cost · -5% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$90k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$160k 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$4.0m instead leaves -A$475k pre-tax on a total development cost of A$8.5m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	4	2	700 m²	A$7.5m	A$3.3m	A$2.0m	-A$2.0m	-A$1.1m-13% on cost · -14% on revenue
Cost stack Construction 700 m² at A$4,100/m²A$2.8m DemolitionA$90k Consultants, DA and certification (9%)A$240k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$150k 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$4.0m instead leaves -A$1.1m pre-tax on a total development cost of A$8.0m.

Site facts

Houses: House, 400 m² House, 600 m²
Site area: About 1,000 m²
Street frontage: About 25 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 550 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)