Standalone site

Address locked, Bondi Junction

1 house today → 8 homes as townhouses. About 600 m², 20 m frontage, zone R4.

Residual land valueA$7.0m

Likely ask (1 house)A$4.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$3.0m

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
TownhousesLow and Mid-Rise · FSR 2:1 · 28 m	8	2	1,200 m²	A$19.0m	A$6.0m	A$7.0m	A$3.0m	A$6.0m55% on cost · 32% on revenue
Cost stack Construction 1,200 m² at A$4,100/m²A$5.0m DemolitionA$45k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$200k Contingency (5%)A$275k 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$4.0m instead leaves A$6.0m pre-tax on a total development cost of A$11.0m.
Apartments, up to 10 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 36.4 m	20	10	1,750 m²	A$27.5m	A$12.0m	A$7.0m	A$3.0m	A$7.0m41% on cost · 26% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$475k Contingency (5%)A$550k 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$4.0m instead leaves A$7.0m pre-tax on a total development cost of A$17.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 8 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 28 m	15	8	1,250 m²	A$23.0m	A$9.5m	A$6.0m	A$2.0m	A$6.0m40% on cost · 25% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.5m Basement parkingA$475k DemolitionA$45k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$375k Contingency (5%)A$425k 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$4.0m instead leaves A$6.0m pre-tax on a total development cost of A$15.0m.
Dual occupancyLow and Mid-Rise · FSR 2:1 · 28 m	2	2	500 m²	A$8.0m	A$2.3m	A$3.0m	-A$1.0m	A$375k6% on cost · 5% 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$4.0m instead leaves A$375k pre-tax on a total development cost of A$7.0m.
TerracesLow and Mid-Rise · FSR 2:1 · 28 m	3	2	500 m²	A$8.0m	A$2.5m	A$2.8m	-A$1.3m	A$170k2% on cost · 2% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k 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$4.0m instead leaves A$170k pre-tax on a total development cost of A$7.0m.

Site facts

Site area: About 600 m² (18 m by 45 m)
Street frontage: About 20 m (measured against the road corridor)
Zone: R4 High Density Residential · Waverley Local Environmental Plan 2012
LEP controls: FSR 2:1 · height 28 m · minimum lot 325 m²
Nearest nominated centre: About 200 m to Bondi Junction station and town centre (straight line) · Within 400 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General · from A$2,750,000 at 1 July 2022 (+25%)

Neighbours

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

Amalgamation options

#8 · amalgamation 3 houses → 35 homes

Address locked, Bondi Junction

Residual land valueA$13.0m

Likely askA$7.0m

HeadroomA$6.0m

1,200 m² · Apartments, up to 10 storeys + bonus · R4 · address locked