We list both mid-rise and low-rise development sites across the Northern Beaches. Mid-rise listings are typically R3-zoned apartment sites, while low-rise listings are LMR and R2 sites suited to terraces, duplexes, manor homes and townhouses. Many are located close to town centres, transport hubs and shopping precincts.

R2 is Low Density Residential and, within LMR areas, supports housing types such as terraces, semis, duplexes and manor homes. R3 is Medium Density Residential and supports larger projects including low-rise apartment buildings. The zoning determines what can be built, the yield, and the likely end value of a site.

GFA (Gross Floor Area) is the total floor space a site can yield. FSR (Floor Space Ratio) is the ratio of floor area to land area and sets how much you can build. DA (Development Application) refers to a council development approval. Some sites are DA-approved already, while others carry development potential to be approved by the buyer.

Yes. Some listings come with a DA already in place, such as approved apartment counts or subdivision approvals, which reduces risk and time for the buyer. Others are unapproved sites with strong development potential. Each listing notes its approval status, yield and key site parameters.

The NSW Pattern Book is a set of pre-approved home designs (duplexes, terraces, manor homes and row homes) for LMR-zoned land. On a suitable block, these designs can be approved through Complying Development in as little as 10 days, cutting architectural costs and approval times. Many of our low-rise listings are well suited to Pattern Book builds.

Key factors include proximity to a town centre (ideally within 800m), a wide street frontage, suitable land size, minimal flood and bushfire constraints, no protected trees, and good drainage to the street. Our listings highlight these parameters so developers can quickly assess whether a site stacks up.

Townhouse end sale prices on the Northern Beaches average around $19,000 to $20,000 per sqm of internal living space, compared with $10,000 to $12,000 per sqm in areas like Castle Hill, despite similar construction costs. That margin difference, combined with a genuine undersupply of medium-density housing, supports strong and sustainable project feasibility.

Contact Mark Thorn directly on 0419 989 923 or email mark@thornproperty.com.au to discuss any listed site, request feasibility details, or arrange an inspection. As an independent agency, you deal directly with the business owner for fast, personal service.

Yes. We help developers identify and calculate the metrics that determine whether a site is feasible, from yield and end values to site constraints. Our aim is a win-win: landowners achieve the best possible price while the numbers still work for the developer.

We list new Northern Beaches development sites regularly as zoning reforms open up more opportunities. The best way to stay ahead is to join our developer email list, so you are notified the moment a new mid-rise or low-rise site becomes available.