Standalone site

Address locked, Bondi Junction

1 house today → about 15 homes as apartments, up to 8 storeys + bonus. About 500 m², 15 m frontage, zone R3.

Residual land valueA$6.0m

Likely ask (1 house)A$4.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$2.0m

Claim this site

A$182 inc GST · 3 months

A claim takes this site 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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	15	8	1,500 m²	A$24.0m	A$10.0m	A$6.0m	A$2.0m	A$6.0m40% on cost · 26% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.0m Basement parkingA$500k DemolitionA$45k Consultants, DA and certification (9%)A$800k Contributions (A$28,000 per new home)A$400k Contingency (5%)A$475k 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$6.0m pre-tax on a total development cost of A$15.0m. 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	10	6	1,100 m²	A$19.0m	A$8.0m	A$5.0m	A$1.0m	A$4.0m30% on cost · 21% on revenue
Cost stack Construction 1,100 m² at A$5,500/m²A$6.5m Basement parkingA$375k DemolitionA$45k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$350k 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$4.0m pre-tax on a total development cost of A$13.0m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 12.5 m	2	2	400 m²	A$6.0m	A$1.7m	A$2.3m	-A$1.7m	-A$750k-11% on cost · -12% on revenue
Cost stack Construction 400 m² at A$3,700/m²A$1.4m DemolitionA$45k Consultants, DA and certification (9%)A$130k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$80k 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$750k pre-tax on a total development cost of A$6.5m.

Site facts

Site area: About 500 m² (15 m by 45 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Waverley Local Environmental Plan 2012
LEP controls: FSR 0.75:1 · height 12.5 m · minimum lot 232 m²
Nearest nominated centre: About 100 m to Bondi Junction station and town centre (straight line) · Within 400 m of a nominated centre
Heritage: Conservation area: Botany Street
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General · from A$2,500,000 at 1 July 2021 (+40%)
Notes: Heritage conservation area.

Neighbours

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

Amalgamation options

#11 · amalgamation 3 houses → 40 homes

Address locked, Bondi Junction

Residual land valueA$15.0m

Likely askA$11.0m

HeadroomA$4.0m

1,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked

Heritage conservation area