Standalone site

Address locked, Rose Bay

1 house today → about 25 homes as apartments, up to 8 storeys + bonus. About 800 m², 25 m frontage, zone R3.

Residual land valueA$14.0m

Likely ask (1 house)A$11.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$3.0m

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	25	8	2,500 m²	A$45.0m	A$17.0m	A$14.0m	A$3.0m	A$10.0m32% on cost · 22% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$45k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$650k 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$11.0m instead leaves A$10.0m pre-tax on a total development cost of A$30.0m. 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	20	6	1,750 m²	A$37.5m	A$13.0m	A$12.0m	A$1.0m	A$7.5m28% on cost · 20% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$600k 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$11.0m instead leaves A$7.5m pre-tax on a total development cost of A$27.5m.
TownhousesLow and Mid-Rise · FSR 1:1 · 10.5 m	5	2	800 m²	A$19.0m	A$4.0m	A$9.0m	-A$2.0m	A$950k6% on cost · 5% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.5m DemolitionA$45k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$180k 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$11.0m instead leaves A$950k pre-tax on a total development cost of A$17.0m.
TerracesLow and Mid-Rise · FSR 1:1 · 10.5 m	4	2	600 m²	A$17.0m	A$3.5m	A$8.0m	-A$3.0m	-A$300k-2% on cost · -2% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$160k 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$11.0m instead leaves -A$300k pre-tax on a total development cost of A$16.0m.
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$4.5m	-A$3.5m-23% on cost · -28% 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$11.0m instead leaves -A$3.5m pre-tax on a total development cost of A$15.0m.

Site facts

Site area: About 800 m² (25 m by 40 m)
Street frontage: About 25 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.

Amalgamation options

#8 · amalgamation 3 houses → 95 homes

Address locked, Rose Bay

Residual land valueA$55.0m

Likely askA$45.0m

HeadroomA$10.0m

3,500 m² · Apartments, up to 8 storeys + bonus · R3 · address locked