Address locked, Edgecliff

1 house today → about 20 homes as apartments, up to 8 storeys + bonus. About 700 m², 50 m frontage, zone R3.

Residual land valueA$11.0m

Likely ask (1 house)A$9.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$2.0m

Claimed

Claimed until 3 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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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	20	8	2,000 m²	A$35.0m	A$14.0m	A$11.0m	A$2.0m	A$6.5m25% on cost · 18% on revenue
Cost stack Construction 2,000 m² at A$5,500/m²A$11.0m 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$650k 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$9.0m instead leaves A$6.5m pre-tax on a total development cost of A$25.0m. 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	1,500 m²	A$30.0m	A$11.0m	A$9.5m	A$500k	A$5.0m23% on cost · 17% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.5m Basement parkingA$500k DemolitionA$45k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$400k 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$9.0m instead leaves A$5.0m pre-tax on a total development cost of A$22.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	3	2	500 m²	A$11.0m	A$2.5m	A$4.8m	-A$4.3m	-A$2.4m-19% on cost · -22% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$9.0m instead leaves -A$2.4m pre-tax on a total development cost of A$13.0m.
Dual occupancyLow and Mid-Rise · FSR 0.65:1 · 10.5 m	2	2	450 m²	A$9.0m	A$2.0m	A$4.3m	-A$4.8m	-A$3.8m-29% on cost · -40% 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$95k 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$9.0m instead leaves -A$3.8m pre-tax on a total development cost of A$12.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 10.5 m	3	2	500 m²	A$9.5m	A$2.4m	A$4.3m	-A$4.8m	-A$3.5m-28% on cost · -38% on revenue
Cost stack Construction 500 m² at A$4,100/m²A$2.0m 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$9.0m instead leaves -A$3.5m pre-tax on a total development cost of A$13.0m.

Site facts

Site area: About 700 m² (18 m by 45 m)
Street frontage: About 50 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 0.65:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 250 m to Edgecliff station and town centre (straight line) · Within 400 m of a nominated centre
Heritage: Conservation area: Woollahra
Land value: About A$8,000,000 at 1 July 2025, NSW Valuer General · from A$5,000,000 at 1 July 2021 (+60%)
Notes: Heritage conservation area.

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 90 homes

Address locked, Edgecliff

Residual land valueA$47.5m

Likely askA$35.0m

HeadroomA$12.5m

3,000 m² · Apartments, up to 8 storeys + bonus · R3 · address locked

Heritage conservation area