Address locked, Double Bay

3 houses today → about 40 homes as apartments, up to 6 storeys + bonus. About 2,250 m², 30 m frontage, zone R3.

Residual land valueA$27.5m

Likely ask (3 houses)A$16.0mFrom the land values x 1.15

HeadroomA$11.5m

Gain over buying separatelyA$8.5m

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 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	40	6	4,000 m²	A$85.0m	A$30.0m	A$27.5m	A$11.5m	A$25.0m51% on cost · 30% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$23.0m Basement parkingA$1.4m DemolitionA$140k Consultants, DA and certification (9%)A$2.2m Contributions (A$28,000 per new home)A$1.1m Contingency (5%)A$1.3m 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$16.0m instead leaves A$25.0m pre-tax on a total development cost of A$50.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	35	4	3,000 m²	A$65.0m	A$20.0m	A$25.0m	A$9.0m	A$19.0m48% on cost · 29% on revenue
Cost stack Construction 3,000 m² at A$4,900/m²A$16.0m Basement parkingA$1.1m DemolitionA$140k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$850k Contingency (5%)A$900k 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$16.0m instead leaves A$19.0m pre-tax on a total development cost of A$40.0m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	10	2	1,500 m²	A$37.5m	A$7.5m	A$18.0m	A$2.0m	A$8.0m31% on cost · 22% on revenue
Cost stack Construction 1,500 m² at A$4,100/m²A$6.0m DemolitionA$140k Consultants, DA and certification (9%)A$550k Contributions (A$28,000 per new home)A$200k Contingency (5%)A$325k 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$16.0m instead leaves A$8.0m pre-tax on a total development cost of A$25.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$20.0m	A$4.3m	A$9.5m	-A$6.5m	-A$3.8m-16% on cost · -18% 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$16.0m instead leaves -A$3.8m pre-tax on a total development cost of A$23.0m.

Site facts

Houses: House, 600 m² House, 700 m² House, 800 m²
Site area: About 2,250 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 600 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$14,000,000 at 1 July 2025, NSW Valuer General (the houses together)