Address locked, Rose Bay

3 houses today → about 40 homes as apartments, up to 8 storeys + bonus. About 1,500 m², 30 m frontage, zone R3.

Residual land valueA$23.0m

Likely ask (3 houses)A$15.0mFrom the land values x 1.15

HeadroomA$8.0m

Gain over buying separatelyA$4.3m

Claim this holding

A$387 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.

This holding is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. 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	40	8	4,000 m²	A$75.0m	A$27.5m	A$23.0m	A$8.0m	A$21.0m44% on cost · 28% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$22.0m Basement parkingA$1.4m DemolitionA$140k Consultants, DA and certification (9%)A$2.1m Contributions (A$28,000 per new home)A$1.0m Contingency (5%)A$1.3m 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$15.0m instead leaves A$21.0m pre-tax on a total development cost of A$47.5m. 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	30	6	3,000 m²	A$60.0m	A$21.0m	A$20.0m	A$5.0m	A$15.0m37% on cost · 24% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$17.0m Basement parkingA$1.1m DemolitionA$140k Consultants, DA and certification (9%)A$1.6m Contributions (A$28,000 per new home)A$800k Contingency (5%)A$950k 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$15.0m instead leaves A$15.0m pre-tax on a total development cost of A$40.0m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	6	2	1,000 m²	A$23.0m	A$4.8m	A$11.0m	-A$4.0m	-A$550k-2% on cost · -2% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$140k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$220k 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$15.0m instead leaves -A$550k pre-tax on a total development cost of A$22.0m.
TerracesLow and Mid-Rise · FSR 0.75:1 · 10.5 m	5	2	800 m²	A$21.0m	A$4.3m	A$10.0m	-A$5.0m	-A$1.8m-8% on cost · -8% 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$15.0m instead leaves -A$1.8m pre-tax on a total development cost of A$22.0m.

Site facts

Houses: House, 350 m² House, 350 m² House, 700 m²
Site area: About 1,500 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 200 m (straight line) · Within 400 m of a nominated centre
Land value: About A$13,000,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: DA on a house (Under Assessment).