DEVELOPMENT SITES FOR SALE

MID-RISE DEVELOPMENT SITES FOR SALE:

142 FRENCHS FOREST RD WEST, 1-5 BLUEGUM CRESCENT, FRENCHS FOREST

2,898 m2 R3 ZONED LAND WITH EXISTING DA FOR 44 APARTMENTS. UPGRADE TO 85 WITH LOW & MID RISE HOUSING

De-Risked site with Huge Potential for Uplift:

• GFA of 6,376 m2 with 22m height

• 30% uplift with 15% Affordable Housing

Seldom will you find an opportunity like this: an R3 zoned, residential site poised and ready for a fresh developer to get in and take advantage of the recent changes in Low & Mid Rise Housing (LMR) policy.

This site already carries an approved DA for 44 apartments under the Warringah LEP, so there’s no contention around whether or not it can be developed, there’s only a need for new investment to take advantage of the recent uplift in FSR and height:

• The rear 2 lots (3&5 Bluegum) have had a massive 110% increase in FSR and almost a doubling of height since the current DA was lodged 

• The 2 front lots have had a 10% increase in FSR and a 5m increase in height

All up, the site has received an overall 31.6% increase in FSR under LMR and because the Low & Mid Rise Policy works in tandem with Affordable Housing, an extra 30% increase in FSR and Height, can be gained for a 15% Affordable Housing component.

There is even room for expansion, should it be necessary, with a further 2,812 m2 of R3 zoned land adjoining the rear boundary. This could potentially lift the overall GFA to 12,562 m2.

POTENTIAL DEVELOPMENT OUTCOMES UNDER LMR/AFH

Develop under Low & Mid-Rise Housing to arrive at a base GFA of 6,376 m2 with 22m height.

Add the extra 30%[1] granted under Affordable Housing resulting in:

• GFA of 8,288 m2 (2.86:1 FSR)

• 87% efficiency achievable resulting in NFA of 7,211

• 82 apartments at 72 m2 internal plus balconies (priced at $1.4M ea - $19,415/ m2)

• 15 Affordable Housing apartments at 72 m2. Rented @ $550/week

• 3 Council Affordable Housing apartments at 72 m2 as council contribution (to be gazetted in 2026)

• GR of $115M achievable on sales

• Profit of $21.7M on sales achievable

• Nett Rental income of $5.15M over 15-year period ($550/week/apartment)

• Sell Affordable Housing units after 15 years to achieve further projected profit at future market value of around $30M (likely $30k/ m2)

• Download the IM below for pricing and settlement details.

• Existing plans and permissions can be accessed here

• Request NDA for access to existing Option Agreements.

[1] https://www.millsoakley.com.au/insights/infill-affordable-housing-incentive-now-available-in-low-and-mid-rise-housing-areas/

51-53 BLUEGUM CRESCENT, FRENCHS FOREST

SHOP-TOP APARTMENT SITE OPPOSITE NEW TOWN CENTRE: UP T0 3,689m2 of GFA, 31.2m HEIGHT

51-53 Bluegum Crescent is a Shop-Top development site that offers a flexible MU1 zoning allowing a mix of residential and commercial. Ground floor activation is commercial and would suit a mix of cafes, chemists, Gym or Childcare (STA). The site is in the ‘Boulevarde Strip’ section of the Town centre and promises an urban vibe similar to Northbridge.

•1,419 SqM Aggregated B4/MU1 site

•Complies completely with LEP, DCP and LMR for Frenchs Forest Town Centre

•2:1 FSR/24M height (2,838SqM of GFA under LMR)

•2.6:1 FSR/31.2M height (3,689SqM GFA under AFH)

•Useful zoning for Medical Centre and residential care facilities, shop-top residential or mix of suites/residential

•Directly opposite Town Centre

•Close to Northern Beaches Hospital

•Flat site has dual-street access and drains to street

This site now enjoys the reduced 3% Affordable Housing Levy - further adding to the feasibility, making it a Buy, Build, Profit opportunity.

Download the IM below for pricing details.

FOR SALE - 5 PRIMROSE AVENUE, FRENCHS FOREST

MID-RISE APARTMENT SITE – 812 m2 OF PRIME R3 ZONED LAND WITHIN 400m OF FRENCHS FOREST TOWN CENTRE - 2.2:1 FSR, 2m HEIGHT

5 Primrose Avenue, Frenchs Forest comprises 812 m² of R3-zoned land, eligible for uplift to a 2.2:1 Floor Space Ratio (FSR) and 22m building height under Low & Mid Rise Housing reforms. Offering a prime corner position with a huge 40.9 m frontage, the site is within 400m walking distance of the E1-zoned Frenchs Forest Town Centre and 500m from Northern Beaches Hospital. Extensive district and coastal views would be potentially available from the top floors, opening the opportunity for luxury, top floor apartments.

Development Potential:

·      Proximity to the Town Centre allows for an FSR of 2.2:1 and 22m height, supporting up to 1,786 m² Gross Floor Area (GFA).

·      This can accommodate approximately 16 apartments (average 86 m² internal), with a projected gross return of $32 million.

Affordable Housing Bonus:

·      An additional 15% affordable housing component could allow a further 30% increase in FSR and height.

·      This scenario could yield approximately 20 saleable apartments (86 m² each) plus 6 rental apartments (56 m² each), with a projected gross return of $49 million.

·      Affordable rental apartments could generate an estimated net rental income of $1.8million over 15 years, and may be sold for about $11.9 million after the 15 year holding period

 Call Mark Thorn now on (0419) 989 923 for pricing information or download the IM from the button below

FOR SALE - 13 GLADYS AVENUE, FRENCHS FOREST

HUGE 2,697m2 MID-RISE SITE OPPOSITE NORTHERN BEACHES HOSPITAL - GFA of 8,870m2 AVAILABLE UNDER LMR/SENIORS LIVING/AFH, 2.2:1, 22m

This huge site is arguably the best on offer in the Frenchs Forest release. The base land size is 2,697m2 of R3 zoned land with uplift to 2.2:1 FSR (20 meters height) under Low & Mid Rise Housing, yielding a GFA of 5,933m2.

The site boasts 2 street access with easy entry off quiet Gladys Ave and egress to Frenchs Forest Rd West via a large shared driveway, and fully complies with the DCP and LEP for the Frenchs Forest Town Centre.

Located within 400m level walking distance to bus stops and having a site area above 1,500m2 allows for further uplift under Seniors Living section 87, which results in an extra 15% FSR and height, yielding 55 apartments, each with 117 m2 internal living space, resulting in a Gross Return of approximately $132M.

An additional 30% increase in FSR and height is available by adding a 15% Affordable Housing component, resulting in a rentable portion of the tower and yielding a rental income that can convert to saleable floor area after 15 years. Under this scenario, the GFA increases to 8,870m2, allowing for 60 apartments of 109m2 internal, with 16 rental apartments yielding a nett rental of almost $22M over 15 years. The Affordable Housing apartments can then be sold after the 15 year period, further enhancing the profitability of this site.

Arguably the best investment opportunity on the North Shore currently, this site is a gold mine for the developer who can realise its potential.

Call Mark Thorn now on (0419) 989 923 for pricing information or download the IM from the button below

FOR SALE - 5 & 5a GLADYS AVENUE, FRENCHS FOREST

MID-RISE APARTMENT SITE – 1,020 m2 OF PRIME R3 ZONED LAND WITHIN 400m OF FRENCHS FOREST TOWN CENTRE 

5 & 5a Gladys Avenue, Frenchs Forest comprises 1,020 m² of R3-zoned land, eligible for uplift to a 2.2:1 Floor Space Ratio (FSR) and 22m building height under Low & Mid Rise Housing reforms. Offering a prime corner position with a huge 57m frontage, the site is within 400m walking distance of the E1-zoned Frenchs Forest Town Centre and 300m from Northern Beaches Hospital. Extensive views across the Oxford Falls valley to West Head would be potentially available from the top floors, opening the opportunity for luxury, top floor apartments.

Development Potential:

• Proximity to the Town Centre allows for an FSR of 2.2:1 and 22m height, supporting up to 2,244 m² Gross Floor Area (GFA).

• This can accommodate approximately 20 apartments (average 97.6 m² internal), with a projected gross return of $36 million

Affordable Housing Bonus:

• An additional 15% affordable housing component could allow a further 30% increase in FSR and height.

• This scenario could yield approximately 26 saleable apartments (83 m² each) plus 6 rental apartments (63 m² each), with a projected gross return of $42 million.

• Affordable rental apartments could generate an estimated net rental income of $1.27 million per year ($19 million over 15 years), and may be sold for about $7.6 million after the 15 year holding period

 Call Mark Thorn now on (0419) 989 923 for pricing information or download the IM from the button below

LOW-RISE DEVELOPMENT SITES FOR SALE:

MONA VALE - LIFESTYLE LMR SITE FOR 3 TERRACES or DUPLEX LOW TRAFFIC STREET, EASY ACCESS to TOWN CENTRE

4 Foley St, Mona Vale is ideally located 760m from Mona Vale Village, 2km to Mona Vale beach, Water sports on Pittwater, Championship golf courses and the iconic Pittwater RSL.

The site is ideal for downsizers looking for a new Terrace House with ‘lock up and leave’ potential. There’s even a huge parking lot opposite for visitor parking.

Pittwater RSL (opposite) boasts 3 restaurants, 3 internal bar areas and a gigantic outside bar area, Pickle Ball courts, bowling greens and sporting practice areas, all within a 150m radius from the front door.

Tucked away in a low traffic enclave, 4 Foley Street has excellent traffic-light access to Mona Vale Road for excursions to Mona Vale shopping centre or the beach and quick access to the city via the B-Line bus exchange at Mona Vale.

Under Low and Mid Rise Housing (LMR) reforms, 4 Foley St should support (STA)[1]: 

·       3 Terrace Homes, each with over 163m2 internal floorspace
(Terraces 04 at 0.8:1 FSR)

·       1 Duplex comprising 2 homes, with each home yielding over 229m2 of internal floorspace
(Duplex 01 at 0.75:1 FSR)

SITE ESSENTIALS:

4 Foley Street is a corner lot with 2-street access. The site slopes gently to Foley street and can potentially be drained to the front or rear.

The frontage to Foley St at (approx.) 22.7m, should support 3 Terrace Homes of around 163m2 internal area on a (front) North West/ (rear) South East orientation.

The rear entry off Vineyard St would be useful for access to rear rentable accommodation as represented by the rear pavilions in the Terraces 04 design.

The site carries no bushfire encroachment or Land Slip, so development under Low & Mid Rise Housing is permitted (STA).

Recent sales at $20,000/ m2 for Apartments have been achieved in the surrounding area. (see comparable sales in IM below).

Terrace Homes on this site should each sell for around $20,000/m2, giving a GR of around $9.7M on a build cost of around $2.6M.

LMR sites in Mona Vale are being quietly snapped up in off-market sales.

This is a chance to secure an LMR site on good terms and at a price that will only be going up over the coming months.

[1] The FSR’s and internal floorspaces quoted above are for the individual Pattern Book designs provided in the links above. These yields vary from design to design. The services of an architect and a private certifier are required to size and certify the design for implementation on individual sites. Designs can then be submitted and receive ‘fast-track’ planning consent via the NSW Planning Portal. For bespoke designs, the FSR’s for each building type are defined in section 6 of SEPP Housing 2021. Bespoke designs need to be submitted via the normal council DA channels.

Download the IM below for Pricing ,Terms, and comparable sales indicating the end sale price

FRENCHS FOREST - CORNER LMR SITE WITH TWO WIDE FRONTAGES - CLOSE TO 3 SHOPPING CENTRES - EASY ACCESS TO CITY

1 Milton Place, Frenchs Forest comprises of 703m2 of R2 zoned land located in the Low & Mid Rise envelope, just 690 meters walking distance from the Forestville Town Centre. Forestville is one of the 9 designated LMR centres on the Northern Beaches.

1 Milton Place is exquisitely located almost equal distances from 2 other shopping centres: Forest Way Shopping Centre and the (soon to be developed) Frenchs Forest Town Centre.

City and beaches are easily accessible via Warringah Rd, which offers handy express bus routes to the city, and buses to Dee Why beach. The route via car to Sydney City covers approximately 19km via Warringah Rd, Pacific Highway and the M1 to the city.

Under Low and Mid Rise Housing (LMR) reforms, 1 Milton Place should support (STA): 

·       4 Terrace Homes, each with over 140m2 internal floorspace
(Terraces 04 at 0.9:1 FSR)

·       1 Duplex comprising 2 homes, with each home yielding over 237m2 of internal floorspace
(Duplex 01 at 0.75:1 FSR)

The above ‘Pattern Book’ designs are suggested as the best fit for 1 Milton Place and can be approved under Complying Development, allowing a quicker approval process.

For bespoke designs, the FSR’s for each building type are defined in section 6 of SEPP Housing 2021. Bespoke designs need to be submitted via the normal council DA channels. 

Other Pattern Book designs suitable for this site are included in the downloadable IM (click on button below).

FRENCHS FOREST - DUAL LMR SITE WITHIN 250M OF MAJOR SHOPPING CENTRE - WIDE FRONTAGE, DRAINS TO STREET

Positioned in the centre of the action, with Forest Way Shopping Centre less than 250m from the door, 5-7 Naree Road is a gently sloping, easy building, well-drained site - suitable for up to 7 LMR Pattern Book Terrace Homes.

The wide, 40m frontage off Naree Road is the entry point to a nearly square site that drains to the street via a smooth 2m drop. This easy Pattern Book site will accommodate up to: 

·       6 Terrace Homes, each with over 250m2 of internal floorspace
(Terraces 04 at 0.9:1 FSR)

·       3 Semis comprising 6 homes in total, with each home yielding up to 215m2 of internal floorspace (Semis 01 at 0.75:1 FSR)

·       3 Row Homes comprising 12 apartments in total, with each apartment yielding up to 86 m2 of internal floorspace space (Row Homes 01 by SAHA at 0.59:1)

·       2 Manor Homes comprising 8 apartments in total, with each apartment yielding up to 129 m2 of internal floorspace (Manor Homes 01 by Studio Johnson at 0.6:1)

The above ‘Pattern Book’ designs are suggested as the best fit for 5-7 Naree Road and can be approved under Complying Development, allowing a quicker approval process.

The site is also in release 2 for the Frenchs Forest Town Centre and is slated to be rezoned to R3. This would then accommodate a 22m apartment site with a 2.2:1FSR.

Details of Pattern Book designs suitable for this site are included in the IM (click button below to download)

FRENCHS FOREST - DUAL TERRACE / MANOR HOME / DUPLEX SITE , QUIET STREET, NORTH FACING TO FRONT, CITY VIEWS TO REAR

On offer is 1,443 m2 of R2 zoned land located in the Low & Mid Rise envelope, 496 meters walking distance from the Forest Way Shopping Centre.
Forest Way is one of the 9 designated LMR centres on the Northern Beaches.
2 & 4 Grace Ave faces due north, has no bushfire encroachment or Land Slip and offers great views to the city and Chatswood to the rear. Under Low and Mid Rise Housing (LMR) reforms, 2 & 4 Grace Avenue will support (STA): 

·       8 Manor Home apartments each with up to 83 m2 internal floorspace (0.6:1 FSR),

·       6 Terrace Houses, each with up to 151 m2 internal space (up to 0.8:1 FSR)

·       6 Semi Houses each with up to 166 m2 of internal space (up to 0.75:1 FSR)

An additional advantage of this site is it will support all ‘Pattern Book’ designs under Complying Development , ensuring a quick approval process, so building can start sooner.

The FSR’s and internal floorspaces quoted above are for the individual Pattern Book designs provided in the links above. These yields vary from design to design. The services of an architect and a private certifier are required to size and certify the design for implementation on individual sites. Designs can then be submitted and receive ‘fast-track’ planning consent via the NSW Planning Portal.

For bespoke designs, the FSR’s for each building type are defined in section 6 of SEPP Housing 2021. Bespoke designs need to be submitted via the normal council DA channels.

FRENCHS FOREST - HANDY LOCATION - CLOSE TO TOWN CENTRE AND LOCAL SHOPS - ‘PATTERN BOOK’ SITE FOR ROW HOMES OR DUPLEX

13 Hilmer Street Frenchs Forest comprises of 760m2 of R2 zoned land located in the Low & Mid Rise envelope, 471 meters walking distance from the Frenchs Forest Town Centre. Frenchs Forest is one of the 9 designated LMR centres on the Northern Beaches.

13 Hilmer Street has no bushfire encroachment or Land Slip and is only 34 meters from the planned Bantry Bay Neighbourhood centre. Slated to offer ground floor shops, café’s and restaurants in a low-traffic, neighbourhood environment, the planned Neighbourhood Centre is part of the Frenchs Forest Town Centre master plan.

Under Low and Mid Rise Housing (LMR) reforms, 13 Hilmer Street will support (STA)[1]:

 ·       4 Row Home apartments each with over 100m2 internal floorspace (0.59:1 FSR),

·       2 Semi Houses each with up to 256m2 of internal space (up to 0.75:1 FSR)

An additional advantage of this site is support for the above ‘Pattern Book’ designs under Complying Development . This will ensure a quicker approval process, so building can start sooner.

The ‘Row Home’ design by SAHA architects is a Pattern Book design that lends itself to Modular Construction, making the build easier and quicker by using pre-built modules that are manufactured off-site, trucked in and assembled on-site.      

[1] The FSR’s and internal floor spaces quoted above are for the individual Pattern Book designs provided in the links above. These yields vary from design to design. The services of an architect and a private certifier are required to size and certify the design for implementation on individual sites. Designs can then be submitted and receive ‘fast-track’ planning consent via the NSW Planning Portal. For bespoke designs, the FSR’s for each building type are defined in section 6 of SEPP Housing 2021. Bespoke designs need to be submitted via the normal council DA channels.

FRENCHS FOREST - PERFECT LOW-RISE SITE FOR ‘PATTERN BOOK’ BUILDS. SUBDIVIDED INTO 2 BLOCKS

On offer is 1,216 m2 of R2 zoned land located in the Low & Mid Rise envelope, 347 meters walking distance from the Frenchs Forest Town Centre E1 boundary.

Subdivision approval has been granted for the lot to be divided into 2 lots of 608.2 m2 each, with the front lot having an 18.72m street frontage. Each lot can be purchased separately or both lots can be purchased together.

Under Low and Mid Rise Housing (LMR) reforms, 18 Gladys Avenue should support:

·       A Manor House with 4 apartments each with up to 109 m2 internal floorspace,

·       3 Terrace Houses, each with up to 128 m2 internal space.

·       A Semi of 2 houses, each with up to 205 m2 of internal space

This site should support most ‘Pattern Book’ Terrace House designs under Complying Development.

The rear lot has a small amount of bushfire incursion, so it would not be suitable for LMR development, but would support a large ‘spec’ home with bushland outlook.

It is possible to purchase the front or rear lots separately, however, some earthworks are required for the subdivision to be completed. This would require building a retaining wall along the middle boundary and demolition of the existing above-ground pool.

All Storm Water easements are already in place, so the site can drain to the rear.

This is a level, easy-build site in a quiet, leafy location. For pricing, terms and recent comparable sales, please download the IM from the button below.

[1] The Manor House Pattern Book design (Manor Homes 01 by Studio Johnston) requires a larger land area than available on this site. However, you can still build a Manor Home on the site - just not a Pattern Book design.

Call Mark Thorn now on (0419) 989 923 for pricing information or download the IM from the button below

FORESTVILLE - LOW-RISE SITE: MANOR HOME, 3 x TERRACE HOUSES OR A DUPLEX

66 Starkey Street Forestville is situated on 714 m2 of R2 zoned land located in the Low & Mid Rise envelope, 544 meters walking distance from the Forestville Town Centre E1 boundary.

Under Low and Mid Rise Housing (LMR) reforms, 66 Starkey Street should support:

·       A Manor House with 4 apartments each with up to 128 m2 internal floorspace, or

·       3 Terrace Houses, each with up to 149 m2 internal space.

·       A Semi with 2 homes each up to 224 m2 

An additional advantage of building on this site is it should support all ‘Pattern Book’ designs under Complying Development.

The site is not affected by any bushfire overlays and drains to the street, alleviating any possible drainage issues.

There are no significant protected trees on the property apart from a large native tree on the front boundary that does not extend to the building line.

This site would suit: 

·        Builders looking for an easy building site to develop,

·        Developers seeking to capitalise on Complying Development to shorten approval times

·        Families looking for a Multi-Generational Living or investment opportunity. 

Call Mark Thorn now on (0419) 989 923 for pricing information or download the IM from the button below

FRENCHS FOREST - LOW-RISE SITE - 2 MANOR HOUSES - 8 APARTMENTS - ALL WITH STUNNING VIEWS

16A Gladys Avenue comprises of 1,197 m2 of R2 zoned land located 173 meters from the Frenchs Forest Town Centre development envelope.

 With demand still strong for quality apartments and townhouses on the Northern Beaches, this site presents an ideal opportunity to build a Manor House (4 apartments) under Low & Mid-Rise Housing. Each dwelling would benefit from stunning north facing views across the Oxford Falls Valley to West Head.

The site is within 400m walking distance to the Frenchs Forest Town Centre, which allows development under Low & Mid Rise Housing (LMR).

Demand for Apartment & Town House accommodation located close to Northern Beaches Hospital and the adjacent Rodborough Park Industrial Estate is high, with nearby Town House dwellings selling at over $20,000/ m2. (see comparable sales in IM. Download below)

Does Your Home Have Development Potential?

Knowing the answer to the ‘Development Potential’ question is a once in a lifetime opportunity that can translate to hundreds of thousands of dollars.

It’s not a decision to be taken lightly, so you’ll need someone in your corner who knows the relevant laws and can walk with you step by step to unlock the secret potential of your home.

That requires someone who understands planning rules and regulations - and not just what can be achieved, but can guide you step by step to achieving up to 100% more for your home.

 Thorn Property is a family owned real estate agency that specialises in development sales.

 We have helped homeowners just like you to unlock the potential in their property and we’re here to help. If you’re thinking of selling, then this Development Site Assessment is the first step to identifying whether your home has development potential.

DEVELOPMENT SITES - UNDER OPTION:

UNDER OPTION: 12-14 GLADYS AVENUE, FRENCHS FOREST

Call Mark now on (0419) 989 923 for other sites like this

4,704 SqM FRENCHS FOREST SENIORS LIVING SITE WITH GREAT VIEWS

On offer is 4,704 M2 of R2 zoned land located within 150m of the Frenchs Forest Town Centre development envelope and approximately 300m from the entrance to Northern Beaches Hospital.

12-14 Gladys Avenue is within a 400m level walk to buses, has above 20m frontage at the building line and would support around 21- 23 self-care Seniors Living apartments of approximately 102-112 M2 internal at a 0.5:1 FSR.

At current rates achieved for comparable Seniors Living apartments in surrounding suburbs, the Gross Return (GR) of the site is approximately $50-52M. Allowing for costs of approx. $37.5M, the sale price of the combined site should show a 25-28% ROI.

Demand for well-appointed Seniors Living apartments on the Northern Beaches is high. Buyer preference is for sites located on low traffic side streets with abundant views and light, close to amenities and offering a peaceful and tranquil lifestyle. 12-14 Gladys Avenue ticks all the above boxes for a successful Seniors Living development.

 The price is right for this site and the terms are flexible. The site comes complete with architectural plans, landscape plans, recent survey, site drainage easement in place and an approved Seniors Living development under construction close by.

Call Mark now on (0419) 989 923 for other sites like this

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