Track Record
Current & Completed
Projects
Real projects. Real numbers. Every case study below reflects an actual development sourced, structured, and delivered by Barosaba — spanning duplexes, subdivisions, large-scale lot creation, and mixed-use development.
8
Projects Shown
$3M+
Total Gross Profit
4
Locations
3
Project Types
6.8%+
Rental Yield Achieved
Track Record
Gillieston Heights Duplex
📍 Gillieston Heights NSW 2321 · Land: 512 m²
Land Cost
$209,000
Construction Cost
$486,800
Total Invested
$695,800
Sale Price (Total)
$880,000
Sale Price (Per Unit)
$440,000
🛏 3 Bedrooms
🛁 2 Bathrooms
🚗 1 Garage
Single Level
Strata Titled
📈 6.8% Potential Rental Return
Gross Profit (Off-Market Sale)
$184,000
Achieved at off-market sale price
At Final Valuation
$325,000
Gross profit at final valuation price
Both units sold off the plan as soon as the DA was approved — demonstrating strong market confidence and the quality of Barosaba’s feasibility and product design.
Duplex Development
Gillieston Heights Duplex II
📍 Gillieston Heights NSW 2321 · Land: 512 m²
Land Cost
$238,000
Construction Cost
$737,000
Total Invested
$975,000
Estimated Sale (Total)
$1,300,000
Estimated Per Unit
$650,000
🛏 3 Bedrooms
🛁 2 Bathrooms
🚗 1 Garage
Two Level
Strata Titled
📈 6.9% Potential Rental Return
Potential Gross Profit
$325,000
Projected at estimated sale value
DA and Construction Certificate approved. Construction will commence shortly. This larger, two-level configuration targets the premium end of the Gillieston Heights market.
Subdivision
Joint Venture
Orange Battleaxe Subdivision
📍 Orange NSW 2800 · Land: 927 m²
Land Cost
$329,000
Subdivision Cost
$70,000
Total Invested
$399,000
Estimated Sale Value
$620,000
Torrens Title
1 into 2 Lots
Battle Axe Subdivision
Potential Gross Profit
$221,000
On estimated sale value of $620,000
Subdivision
Joint Venture
Option Deal
Orange Corner Block Subdivision
📍 Orange NSW 2800 · 866 m² Rectangular Corner Block
Purchase Price
$690,000
Development Cost
$98,000
Total Invested
$788,000
Estimated Sale Value
$950,000
Torrens Title
1 into 2 Lots
Corner Block
Rectangular
Potential Gross Profit
$162,000
On estimated sale value of $950,000
Subdivision
Joint Venture
Orange Rectangular Block Subdivision
📍 Orange NSW 2800 · 805 m² Rectangular Block
Purchase Price
$570,000
Development Cost
$105,000
Total Invested
$675,000
Estimated Sale Value
$820,000
Torrens Title
1 into 2 Lots
Rectangular Block
Potential Gross Profit
$145,000
On estimated sale value of $820,000
3-Lot Subdivision
Joint Venture
Orange Large Corner Block — 3 Lots
📍 Orange NSW 2800 · 1,625 m² Rectangular Corner Block
Purchase Price
$850,000
Development Cost
$189,000
Total Invested
$1,039,000
Estimated Sale Value
$1,400,000
Torrens Title
1 into 3 Lots
Large Corner Block
1,625 m²
Potential Gross Profit
$361,000
On estimated sale value of $1,400,000
The largest of the Orange subdivision portfolio — a 1,625 m² corner block configured into three Torrens-titled lots, delivering the highest gross profit of the Orange series.
10-Lot Subdivision
Major Project
Orchard Hills 10-Lot Subdivision
📍 Orchard Hills NSW · 4,000 m² Site (2,800 m² Usable)
Total Land Size
4,000 m²
Usable Land
2,800 m²
Minimum Lot Size
300 m²
Number of Lots
10 Lots
Sale Price Per Lot
$700,000
Gross Realisation Value
$7,000,000
Development Cost (per lot)
$140,000
Total Development Cost
$1,400,000
Raw Site Purchase Price
$3,000,000
Holding Cost
$660,000
Stamp Duty
$120,000
Total Cost
$5,180,000
Projected Profit
$1,820,000
Profit on Cost (POC)
35%
Gross Realisation Value
$7,000,000
10 lots × $700,000 per lot
Projected Net Profit
$1,820,000
After all costs including holding & stamp duty
Profit on Cost
35%
Strong development margin
Barosaba’s largest subdivision project to date. The Orchard Hills site delivers a 35% profit on cost — significantly above industry benchmarks — reflecting the quality of the site identification and feasibility work underpinning the project.
Childcare Development
New Layout
Orchard Hills Childcare Centre
📍 Orchard Hills NSW · Alternative Layout — Same Raw Site
An alternative development configuration for the Orchard Hills site — purpose-built childcare centre. This layout demonstrates Barosaba’s flexibility in maximising value from a single raw site by exploring multiple development configurations before committing.
Child Care Valuation
$10.5M – $11M
Completed asset valuation range
Raw Site Purchase Price
$3,000,000
Acquisition cost of raw land
Construction Cost
$4,000,000
Purpose-built childcare facility
Annual Lease Income
$500,000
Annual lease return on completion
Track Record
Gillieston Heights Duplex
📍 Gillieston Heights NSW 2321 · Land: 512 m²
Land Cost
$209,000
Construction Cost
$486,800
Total Invested
$695,800
Sale Price (Total)
$880,000
Sale Price (Per Unit)
$440,000
🛏 3 Bedrooms
🛁 2 Bathrooms
🚗 1 Garage
Single Level
Strata Titled
📈 6.8% Potential Rental Return
Gross Profit (Off-Market Sale)
$184,000
Achieved at off-market sale price
At Final Valuation
$325,000
Gross profit at final valuation price
Both units sold off the plan as soon as the DA was approved — demonstrating strong market confidence and the quality of Barosaba’s feasibility and product design.
Duplex Development
Gillieston Heights Duplex II
📍 Gillieston Heights NSW 2321 · Land: 512 m²
Land Cost
$238,000
Construction Cost
$737,000
Total Invested
$975,000
Estimated Sale (Total)
$1,300,000
Estimated Per Unit
$650,000
🛏 3 Bedrooms
🛁 2 Bathrooms
🚗 1 Garage
Two Level
Strata Titled
📈 6.9% Potential Rental Return
Potential Gross Profit
$325,000
Projected at estimated sale value
DA and Construction Certificate approved. Construction will commence shortly. This larger, two-level configuration targets the premium end of the Gillieston Heights market.
Subdivision
Joint Venture
Orange Battleaxe Subdivision
📍 Orange NSW 2800 · Land: 927 m²
Land Cost
$329,000
Subdivision Cost
$70,000
Total Invested
$399,000
Estimated Sale Value
$620,000
Torrens Title
1 into 2 Lots
Battle Axe Subdivision
Potential Gross Profit
$221,000
On estimated sale value of $620,000
Subdivision
Joint Venture
Option Deal
Orange Corner Block Subdivision
📍 Orange NSW 2800 · 866 m² Rectangular Corner Block
Purchase Price
$690,000
Development Cost
$98,000
Total Invested
$788,000
Estimated Sale Value
$950,000
Torrens Title
1 into 2 Lots
Corner Block
Rectangular
Potential Gross Profit
$162,000
On estimated sale value of $950,000
Subdivision
Joint Venture
Orange Rectangular Block Subdivision
📍 Orange NSW 2800 · 805 m² Rectangular Block
Purchase Price
$570,000
Development Cost
$105,000
Total Invested
$675,000
Estimated Sale Value
$820,000
Torrens Title
1 into 2 Lots
Rectangular Block
Potential Gross Profit
$145,000
On estimated sale value of $820,000
3-Lot Subdivision
Joint Venture
Orange Large Corner Block — 3 Lots
📍 Orange NSW 2800 · 1,625 m² Rectangular Corner Block
Purchase Price
$850,000
Development Cost
$189,000
Total Invested
$1,039,000
Estimated Sale Value
$1,400,000
Torrens Title
1 into 3 Lots
Large Corner Block
1,625 m²
Potential Gross Profit
$361,000
On estimated sale value of $1,400,000
The largest of the Orange subdivision portfolio — a 1,625 m² corner block configured into three Torrens-titled lots, delivering the highest gross profit of the Orange series.
3-Lot Subdivision
Joint Venture
Orange Large Corner Block — 3 Lots
📍 Orange NSW 2800 · 1,625 m² Rectangular Corner Block
Purchase Price
$850,000
Development Cost
$189,000
Total Invested
$1,039,000
Estimated Sale Value
$1,400,000
Torrens Title
1 into 3 Lots
Large Corner Block
1,625 m²
Potential Gross Profit
$361,000
On estimated sale value of $1,400,000
The largest of the Orange subdivision portfolio — a 1,625 m² corner block configured into three Torrens-titled lots, delivering the highest gross profit of the Orange series.
10-Lot Subdivision
Major Project
Orchard Hills 10-Lot Subdivision
📍 Orchard Hills NSW · 4,000 m² Site (2,800 m² Usable)
Total Land Size
4,000 m²
Usable Land
2,800 m²
Minimum Lot Size
300 m²
Number of Lots
10 Lots
Sale Price Per Lot
$700,000
Gross Realisation Value
$7,000,000
Development Cost (per lot)
$140,000
Total Development Cost
$1,400,000
Raw Site Purchase Price
$3,000,000
Holding Cost
$660,000
Stamp Duty
$120,000
Total Cost
$5,180,000
Projected Profit
$1,820,000
Profit on Cost (POC)
35%
Gross Realisation Value
$7,000,000
10 lots × $700,000 per lot
Projected Net Profit
$1,820,000
After all costs including holding & stamp duty
Profit on Cost
35%
Strong development margin
Barosaba’s largest subdivision project to date. The Orchard Hills site delivers a 35% profit on cost — significantly above industry benchmarks — reflecting the quality of the site identification and feasibility work underpinning the project.
Childcare Development
New Layout
Orchard Hills Childcare Centre
📍 Orchard Hills NSW · Alternative Layout — Same Raw Site
An alternative development configuration for the Orchard Hills site — purpose-built childcare centre. This layout demonstrates Barosaba’s flexibility in maximising value from a single raw site by exploring multiple development configurations before committing.
Child Care Valuation
$10.5M – $11M
Completed asset valuation range
Raw Site Purchase Price
$3,000,000
Acquisition cost of raw land
Construction Cost
$4,000,000
Purpose-built childcare facility
Annual Lease Income
$500,000
Annual lease return on completion
Subdivision
Joint Venture
Orange Battleaxe Subdivision
📍 Orange NSW 2800 · Land: 927 m²
Land Cost
$329,000
Subdivision Cost
$70,000
Total Invested
$399,000
Estimated Sale Value
$620,000
Torrens Title
1 into 2 Lots
Battle Axe Subdivision
Potential Gross Profit
$221,000
On estimated sale value of $620,000
Subdivision
Joint Venture
Option Deal
Orange Corner Block Subdivision
📍 Orange NSW 2800 · 866 m² Rectangular Corner Block
Purchase Price
$690,000
Development Cost
$98,000
Total Invested
$788,000
Estimated Sale Value
$950,000
Torrens Title
1 into 2 Lots
Corner Block
Rectangular
Potential Gross Profit
$162,000
On estimated sale value of $950,000
Subdivision
Joint Venture
Orange Rectangular Block Subdivision
📍 Orange NSW 2800 · 805 m² Rectangular Block
Purchase Price
$570,000
Development Cost
$105,000
Total Invested
$675,000
Estimated Sale Value
$820,000
Torrens Title
1 into 2 Lots
Rectangular Block
Potential Gross Profit
$145,000
On estimated sale value of $820,000
3-Lot Subdivision
Joint Venture
Orange Large Corner Block — 3 Lots
📍 Orange NSW 2800 · 1,625 m² Rectangular Corner Block
Purchase Price
$850,000
Development Cost
$189,000
Total Invested
$1,039,000
Estimated Sale Value
$1,400,000
Torrens Title
1 into 3 Lots
Large Corner Block
1,625 m²
Potential Gross Profit
$361,000
On estimated sale value of $1,400,000
The largest of the Orange subdivision portfolio — a 1,625 m² corner block configured into three Torrens-titled lots, delivering the highest gross profit of the Orange series.
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