Not viable as a standalone site

Address locked, Homebush

1 house today → about 10 homes as townhouses. About 600 m², 15 m frontage, zone R4.

Residual land valueA$2.2m

Likely ask (1 house)A$2.5mFrom the 1 July 2025 land value x 1.15

Headroom-A$300k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 2.8:1 · 42 m	10	2	1,750 m²	A$16.0m	A$8.5m	A$2.2m	-A$300k	A$2.3m19% on cost · 14% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$400k 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$2.5m instead leaves A$2.3m pre-tax on a total development cost of A$12.0m.
Dual occupancyLow and Mid-Rise · FSR 2.8:1 · 42 m	2	2	500 m²	A$4.5m	A$2.3m	A$900k	-A$1.6m	-A$1.1m-21% on cost · -25% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k 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$2.5m instead leaves -A$1.1m pre-tax on a total development cost of A$5.5m.
Apartments, up to 12 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.8:1 · 42 m	15	12	1,750 m²	A$18.0m	A$12.0m	A$55k	-A$2.4m	A$325k2% on cost · 2% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.5m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$450k Contingency (5%)A$550k 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$2.5m instead leaves A$325k pre-tax on a total development cost of A$16.0m.
Apartments, up to 16 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 3.64:1 · 54.6 m	25	16	2,250 m²	A$22.0m	A$16.0m	-A$850k	-A$3.4m	-A$475k-2% on cost · -2% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$12.0m Basement parkingA$800k DemolitionA$45k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$700k 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$2.5m instead leaves -A$475k pre-tax on a total development cost of A$20.0m. Includes 15% affordable housing at 65% of market.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R4 High Density Residential · Strathfield Local Environmental Plan 2012
LEP controls: FSR 2.8:1 · height 42 m · minimum lot not mapped
Nearest nominated centre: About 650 m to Homebush station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,100,000 at 1 July 2025, NSW Valuer General · from A$1,500,000 at 1 July 2021 (+40%)

Neighbours

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

Amalgamation options

#5 · amalgamation 3 houses → 35 homes

Address locked, Homebush

Residual land valueA$8.0m

Likely askA$7.5m

HeadroomA$500k

1,750 m² · Townhouses · R4 · address locked