Address locked, Maroubra

3 houses today → about 25 homes as apartments, up to 8 storeys + bonus. About 800 m², 20 m frontage, zone R3.

Residual land valueA$4.3m

Likely ask (3 houses)A$4.3mFrom the land values x 1.15

HeadroomA$130k

Gain over buying separatelyA$130k

Claim this holding

A$182 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.

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$30.0m	A$17.0m	A$4.3m	A$130k	A$3.8m16% on cost · 12% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$13.0m Basement parkingA$800k DemolitionA$140k Consultants, DA and certification (9%)A$1.3m 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$4.3m instead leaves A$3.8m pre-tax on a total development cost of A$23.0m. 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$25.0m	A$13.0m	A$4.3m	A$75k	A$3.5m19% on cost · 14% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$600k DemolitionA$140k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$425k 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$4.3m instead leaves A$3.5m pre-tax on a total development cost of A$19.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	5	2	800 m²	A$9.5m	A$3.8m	A$2.8m	-A$1.5m	-A$110k-1% on cost · -1% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.0m DemolitionA$140k Consultants, DA and certification (9%)A$275k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$170k 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$4.3m instead leaves -A$110k pre-tax on a total development cost of A$9.0m.

Site facts

Houses: House, 250 m² House, 300 m² House, 300 m²
Site area: About 800 m²
Street frontage: About 20 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 50 m (straight line) · Within 400 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)