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Development › Dulwich Hill › Holding #4

Amalgamation site

Address locked, Dulwich Hill

2 houses today → about 40 homes as apartments, up to 8 storeys (tod) + bonus. About 1,200 m², 15 m frontage, zone R2.

Residual land valueA$3.8m
Likely ask (2 houses)A$3.8mFrom the land values x 1.15
HeadroomA$60k
Gain over buying separatelyA$60k
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.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 8 storeys (TOD) + affordable housing bonusTransport Oriented Development + Chapter 2 bonus · FSR 3.25:1 · 28.6 m 4084,000 m² A$45.0mA$27.5mA$3.8mA$60k A$6.0m18% on cost · 14% on revenue
Cost stack
  • Construction 4,000 m² at A$5,500/m²A$21.0m
  • Basement parkingA$1.3m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$2.0m
  • Contributions (A$28,000 per new home)A$1.0m
  • Contingency (5%)A$1.2m
  • 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$3.8m instead leaves A$6.0m pre-tax on a total development cost of A$35.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeys (TOD)Transport Oriented Development · FSR 2.5:1 · 22 m 3063,000 m² A$35.0mA$20.0mA$3.8mA$11k A$5.5m21% on cost · 15% on revenue
Cost stack
  • Construction 3,000 m² at A$5,500/m²A$16.0m
  • Basement parkingA$1.0m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$1.5m
  • 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$3.8m instead leaves A$5.5m pre-tax on a total development cost of A$25.0m.

Site facts

Houses
House, 600 m²House, 600 m²
Site area
About 1,200 m²
Street frontage
About 15 m (measured against the road corridor)
Zone
R2
Nearest nominated centre
About 950 m (straight line) · Transport Oriented Development area
Land value
About A$3,250,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes
Transport Oriented Development area.