Standalone site

Address locked, Rose Bay

1 house today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,000 m², 15 m frontage, zone R3.

Residual land valueA$17.0m

Likely ask (1 house)A$12.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$5.0m

Claim this site

A$387 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.

This site 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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	30	8	3,000 m²	A$55.0m	A$21.0m	A$17.0m	A$5.0m	A$13.0m37% on cost · 24% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$16.0m Basement parkingA$1.0m DemolitionA$45k Consultants, DA and certification (9%)A$1.6m 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$12.0m instead leaves A$13.0m pre-tax on a total development cost of A$35.0m. 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	25	6	2,250 m²	A$45.0m	A$16.0m	A$15.0m	A$3.0m	A$10.0m32% on cost · 22% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$13.0m 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$750k 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$12.0m instead leaves A$10.0m pre-tax on a total development cost of A$30.0m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	6	2	1,000 m²	A$23.0m	A$4.8m	A$11.0m	-A$1.0m	A$2.5m14% on cost · 11% on revenue
Cost stack Construction 1,000 m² at A$4,100/m²A$4.0m DemolitionA$45k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$220k 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$12.0m instead leaves A$2.5m pre-tax on a total development cost of A$19.0m.
Dual occupancyLow and Mid-Rise · FSR 1:1 · 10.5 m	2	2	500 m²	A$12.0m	A$2.3m	A$6.5m	-A$5.5m	-A$4.5m-28% on cost · -37% 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$12.0m instead leaves -A$4.5m pre-tax on a total development cost of A$16.0m.

Site facts

Site area: About 1,000 m² (18 m by 70 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Woollahra Local Environmental Plan 2014
LEP controls: FSR 1:1 · height 10.5 m · minimum lot 700 m²
Nearest nominated centre: About 100 m to Rose Bay town centre (New South Head Road) (straight line) · Within 400 m of a nominated centre
Land value: About A$10,000,000 at 1 July 2025, NSW Valuer General · from A$5,500,000 at 1 July 2021 (+80%)

Neighbours

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