Address locked, Crows Nest

3 houses today → about 70 homes as apartments, up to 4 storeys. About 4,500 m², 30 m frontage, zone R3.

Residual land valueA$32.5m

Likely ask (3 houses)A$20.0mFrom the land values x 1.15

HeadroomA$12.5m

Gain over buying separatelyA$11.0m

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 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	70	4	7,000 m²	A$110m	A$42.5m	A$32.5m	A$12.5m	A$30.0m44% on cost · 27% on revenue
Cost stack Construction 7,000 m² at A$4,900/m²A$32.5m Basement parkingA$2.3m DemolitionA$140k Consultants, DA and certification (9%)A$3.3m Contributions (A$28,000 per new home)A$1.8m Contingency (5%)A$1.9m 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$20.0m instead leaves A$30.0m pre-tax on a total development cost of A$70.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	90	6	9,000 m²	A$130m	A$60.0m	A$30.0m	A$10.0m	A$30.0m33% on cost · 22% on revenue
Cost stack Construction 9,000 m² at A$5,500/m²A$47.5m Basement parkingA$3.0m DemolitionA$140k Consultants, DA and certification (9%)A$4.8m Contributions (A$28,000 per new home)A$2.4m Contingency (5%)A$2.8m 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$20.0m instead leaves A$30.0m pre-tax on a total development cost of A$85.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	20	2	3,000 m²	A$42.5m	A$16.0m	A$14.0m	-A$6.0m	-A$700k-2% on cost · -2% on revenue
Cost stack Construction 3,000 m² at A$4,100/m²A$13.0m DemolitionA$140k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$500k 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$20.0m instead leaves -A$700k pre-tax on a total development cost of A$40.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$11.0m	A$4.3m	A$3.3m	-A$16.8m	-A$17.0m-61% on cost · -151% 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$20.0m instead leaves -A$17.0m pre-tax on a total development cost of A$27.5m.

Site facts

Houses: House, 3,500 m² House, 600 m² House, 300 m²
Site area: About 4,500 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 550 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$17,000,000 at 1 July 2025, NSW Valuer General (the houses together)