5 Hammence Street, GLEN WAVERLEY VIC 3150
Development Feasibility Analysis in Glen Waverley, VIC
A 726 sqm NRZ4 site in Glen Waverley, this block is assessed for a duplex under zoning constraints with identical cost and revenue assumptions to 16 Stirling Crescent. Total costs of $3.04 million exceed revenue of $2.71 million, recording a net loss of $332,154 and a negative margin of 10.9%. The NRZ4 zone is the limiting factor, not the land cost or market values.
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Frequently Asked Questions
Why do this site and 16 Stirling Crescent show identical figures?
Both are NRZ4 sites in Glen Waverley modelled for a duplex at the same sale price of $1,356,210. Shared zone parameters and benchmarks produce the same cost and revenue output.
What is NRZ4 in Glen Waverley?
Neighbourhood Residential Zone 4. It restricts development density and typically limits a site to two dwellings per lot.
What is the net loss on this project?
$332,154 on total project costs of $3,044,574.
Is there a planning pathway to increase yield on NRZ4 sites?
Rezoning applications can be submitted to council through a planning scheme amendment. Outcomes depend on policy direction, strategic justification, and council support. This is a time-intensive and uncertain process.
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DISCLAIMER: This analysis is generated by automated algorithms for informational purposes only. It does not constitute financial, investment, or legal advice. Actual development costs, revenues, and returns may vary significantly from these estimates. Users should consult qualified professionals including a registered quantity surveyor, accredited town planner, and solicitor before making any investment decisions. DA Leads Australia Pty Ltd holds no Australian Financial Services Licence (AFSL) and is not authorised to provide financial product advice under the Corporations Act 2001 (Cth).