Address locked, Homebush

2 houses today → about 30 homes as townhouses. About 2,000 m², 20 m frontage, zone R4.

Residual land valueA$6.5m

Likely ask (2 houses)A$5.5mFrom the land values x 1.15

HeadroomA$1.0m

Gain over buying separatelyA$1.4m

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
TownhousesLow and Mid-Rise · FSR 2.2:1 · 28 m	30	2	4,000 m²	A$40.0m	A$21.0m	A$6.5m	A$1.0m	A$7.0m24% on cost · 17% on revenue
Cost stack Construction 4,000 m² at A$4,100/m²A$17.0m DemolitionA$90k Consultants, DA and certification (9%)A$1.6m Contributions (A$28,000 per new home)A$750k 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$5.5m instead leaves A$7.0m pre-tax on a total development cost of A$30.0m.
TerracesLow and Mid-Rise · FSR 2.2:1 · 28 m	3	2	500 m²	A$4.8m	A$2.5m	A$600k	-A$4.9m	-A$4.3m-48% on cost · -91% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$90k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$120k 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$5.5m instead leaves -A$4.3m pre-tax on a total development cost of A$9.0m.
Apartments, up to 8 storeysLow and Mid-Rise (400 to 800 m) · FSR 2.2:1 · 28 m	45	8	4,000 m²	A$42.5m	A$30.0m	A$8k	-A$5.5m	-A$650k-2% on cost · -1% on revenue
Cost stack Construction 4,000 m² at A$5,500/m²A$23.0m Basement parkingA$1.5m DemolitionA$90k 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$5.5m instead leaves -A$650k pre-tax on a total development cost of A$37.5m.
Apartments, up to 10 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 36.4 m	55	10	6,000 m²	A$55.0m	A$37.5m	-A$2.0m	-A$7.5m	A$2.3m5% on cost · 4% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$30.0m Basement parkingA$1.9m DemolitionA$90k Consultants, DA and certification (9%)A$3.0m Contributions (A$28,000 per new home)A$1.5m Contingency (5%)A$1.8m 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$5.5m instead leaves A$2.3m pre-tax on a total development cost of A$47.5m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 1,000 m² House, 900 m²
Site area: About 2,000 m²
Street frontage: About 20 m (measured against the road corridor)
Zone: R4
Nearest nominated centre: About 800 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$4,500,000 at 1 July 2025, NSW Valuer General (the houses together)