Address locked, Bondi Junction

3 houses today → about 30 homes as apartments, up to 8 storeys + bonus. About 1,100 m², 30 m frontage, zone R3.

Residual land valueA$13.0m

Likely ask (3 houses)A$8.0mFrom the land values x 1.15

HeadroomA$5.0m

Gain over buying separatelyA$2.2m

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	30	8	3,000 m²	A$50.0m	A$22.0m	A$13.0m	A$5.0m	A$12.0m37% on cost · 24% on revenue
Cost stack Construction 3,000 m² at A$5,500/m²A$18.0m Basement parkingA$1.1m DemolitionA$140k Consultants, DA and certification (9%)A$1.7m Contributions (A$28,000 per new home)A$800k Contingency (5%)A$1.0m 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$8.0m instead leaves A$12.0m pre-tax on a total development cost of A$32.5m. 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	2,500 m²	A$42.5m	A$17.0m	A$11.0m	A$3.0m	A$11.0m39% on cost · 25% on revenue
Cost stack Construction 2,500 m² at A$5,500/m²A$14.0m Basement parkingA$850k DemolitionA$140k Consultants, DA and certification (9%)A$1.3m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$800k 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$8.0m instead leaves A$11.0m pre-tax on a total development cost of A$27.5m.
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$12.0m	A$3.8m	A$4.5m	-A$3.5m	-A$1.8m-14% on cost · -15% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.3m DemolitionA$140k Consultants, DA and certification (9%)A$300k Contributions (A$28,000 per new home)A$55k 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$8.0m instead leaves -A$1.8m pre-tax on a total development cost of A$13.0m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	4	2	600 m²	A$11.0m	A$3.5m	A$3.8m	-A$4.3m	-A$2.4m-19% on cost · -22% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$140k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$28k 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$8.0m instead leaves -A$2.4m pre-tax on a total development cost of A$13.0m.

Site facts

Houses: House, 250 m² House, 300 m² House, 600 m²
Site area: About 1,100 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 350 m (straight line) · Within 400 m of a nominated centre
Land value: About A$7,000,000 at 1 July 2025, NSW Valuer General (the houses together)