SYDNEY Private PROPERTY ADVISORS
Independent Property Advice for Private Sydney Landowners
Commercial and strategic advice before you deal with developers, agents or neighbouring owners
If a developer has approached you, your land may have development potential, or you are unsure whether to sell, it is sensible to obtain independent advice before committing to a position.
Augusta Advisors helps private Sydney landowners understand their property’s development potential, assess commercial options and adopt the right strategy before responding to developers, appointing agents, agreeing with neighbours or making a major property decision.
We advise and act for landowners, never developers.
Most property professionals work for both developers and owners. Augusta Advisors is engaged by landowners to help protect and make the most of their commercial position.
Advice for private owners of valuable Sydney property
This advice may be relevant if you own a property where the land may be more valuable because of its development potential than for its current use.
That may include:
Valuable residential or commercial property in any location
Residential or commercial property in Sydney’s higher value suburbs from the Eastern suburbs to Inner West, Lower North Shore, Upper North Shore and the Northern Beaches.
Commercial, mixed use or strata property with redevelopment potential.
A property that is attracting interest from developers or real estate agents.
A property that may form part of a larger amalgamated development site.
The common factor is not the property type. It is whether the land has potential value beyond its current use, and whether the owner would benefit from a clear commercial strategy before deciding what to do.
If a developer has approached you
A developer approach can be a sign that your property has value beyond its current use value And it often means there is more value than the developer has indicated.
Before responding, a private landowner should understand:
why the developer is interested.
whether neighbouring properties are also required.
whether the site has development potential under current or proposed planning controls.
whether the offer reflects feasible development value.
whether the terms, timing, conditions and risk allocation are acceptable.
whether a competitive process or alternative strategy may produce a better outcome.
A developer will usually assess the site through its own feasibility, risk and return requirements. The landowner should have their own commercial view before responding.
Some owners want advice before negotiating themselves. Others want Augusta Advisors to assist in negotiations or manage discussions on their behalf.
If your land may be impacted by Low and Mid-Rise Housing or TOD
Recent planning changes, including Low and Mid-Rise Housing and Transport Oriented Development (TOD) controls, may increase the development potential of many properties.
However, planning uplift does not automatically translate into market value. The commercial outcome may depend on site area, frontage, depth, access, zoning, realistic development yield, construction cost, developer demand, market conditions and timing.
Developers usually assess sites through financial feasibility analysis based on planning controls, yield, risk, cost, funding, margin and resale value. Most owners do not have that same information.
That information imbalance can affect whether an owner maximises financially, how they respond to a developer approach, whether they appoint an agent, whether they coordinate with neighbours and whether they accept an offer that may not reflect the full opportunity.
For more detail, see our page on Low and Mid-Rise Housing and TOD Advice for Sydney Landowners.
In some cases, developers may also seek to exceed existing planning controls by making an application through the NSW Government’s Housing Delivery Authority process. Depending on the location and characteristics of the land, that pathway may allow proposals that differ from the current local planning controls, which can further affect development potential, developer interest and underlying land value.
The right strategy can materially affect value
For private landowners, value is not only a question of price. Value may depend on timing, terms, planning potential, neighbouring land, risk allocation, competing developer interest and the way the opportunity is presented to the market.
The best first step is often not to sell, pursue a DA, or approach neighbouring owners, but to first understand the property’s commercial position and adopt an appropriate and informed strategy.
That strategy may involve selling, holding, coordinating with neighbours, testing developer interest, obtaining planning or design input, negotiating directly with a developer, running a competitive developer process or considering a structured transaction.
The right approach depends on the property, the owner’s objectives and the market.
Initial Strategic Advice
Initial Strategic Advice gives private landowners a clear commercial view before they make high value property decisions.
It is not a formal valuation, legal opinion or planning determination. It is commercial property and development advice intended to help an owner understand their position, develop a strategy and make informed decisions before committing to a course of action.
Initial Strategic Advice may consider:
| Issue | Commercial relevance |
|---|---|
| Development potential | Whether the property can support a higher and more valuable use. |
| Developer interest | Whether the site is likely to attract serious developer attention. |
| Planning context | Whether planning controls, LMR, TOD or other changes affect the property. |
| Site constraints | How frontage, access, depth, slope, neighbouring land or other constraints affect value. |
| Feasible value drivers | Whether apparent development potential is likely to translate into feasible development value. |
| Sale or hold strategy | Whether the owner should sell, wait, prepare the site or consider another option. |
| Developer approach strategy | How to respond if a developer or agent has made contact. |
| Neighbouring properties | Whether site amalgamation may assist, and how it should be approached. |
The purpose is to help the owner make decisions from an informed position.
Adviser, agent and developer — different roles
Private landowners often receive advice from different people in the property market. Those roles are not the same.
An agent may be the right person to sell a property once the strategy is clear. However, where the issue involves development potential, feasibility, site assembly, planning risk, developer negotiation or transaction structure, commercial advisory input may be needed before an agency process starts.
| Role | Usual perspective |
|---|---|
| Developer | Assesses the site for their own commercial return. |
| Real estate agent | Markets and sells the property once the sale strategy is clear. |
| Augusta Advisors | Helps the landowner decide whether, when and how to sell, negotiate, hold, coordinate with neighbours or test the market. |
Common situations where private landowners seek advice
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A developer has approached me
You may need to understand why the developer wants the property, what they may be able to do with it, and most importantly, whether the offer reflects the site’s development value.
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My property may be affected by LMR or TOD
You may need to determine whether the planning change applies to your property, whether it creates genuine development potential and additional value, and what the most appropriate strategy is in response.
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I own a long held family property
A long held property may have value beyond its current use. Before selling, it can be important to understand whether the land has development potential or strategic value to adjoining land.
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Neighbours want to act together
Site amalgamation can create value but larger is not always better. The group should be large enough to attract serious developer interest, while avoiding unnecessary complexity or additional decision makers where they do not materially improve value.
Examples of issues landowners may face
Private landowner
A private owner near a station or centre may receive developer interest after LMR or TOD changes. Before responding, the owner should understand whether the apparent planning uplift is likely to translate into feasible development value. The right strategy can have a material impact on value. It may involve selling, holding, coordinating with neighbours, testing developer interest or taking other steps before committing to a position with a developer.
Neighbouring owners
Adjoining owners may assume that a larger amalgamated site is always better. That is only true in some cases. An individual owner should want the site to be large enough to attract serious developer interest but that needs to be balanced against the number of decision makers in the owner group and whether adding more properties materially improves the value of the original owner’s property.
Individual lots within an amalgamation often contribute to value at different levels. Frontage, access, corner position, site depth, lot shape and whether each property is required can all affect value, leverage and negotiation strategy.
Not every property has development potential
Not every private property has meaningful development potential, leaving many owners uncertain, and that is understandable.
If your property is in Sydney and you think development potential, LMR/TOD changes or developer interest may be relevant, you can contact us for an initial discussion. You do not need to know the answer before contacting us.
What our clients say
FAQs
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Before responding, it is sensible to understand why the developer is interested, what the property may be worth to them, whether neighbouring properties are relevant, and whether the offer and terms protect your position.
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There is a reasonable chance but is not automatic. Planning uplift may increase development potential but value depends on whether that potential can be converted into a feasible and marketable development outcome.
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An agent may be appropriate where the strategy is clear and the task is to sell. A development adviser can be more useful where the issue involves development potential, feasibility, developer negotiation, site assembly or strategy before sale.
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Yes. Some owners ask us to advise before they negotiate themselves. Others ask us to assist in negotiations or manage discussions with developers on their behalf.
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No. Initial Strategic Advice is not a formal valuation.
A valuation is usually based on past sales evidence. Initial Strategic Advice is forward-looking. It considers value drivers, planning potential, developer feasibility, likely market behaviour and strategies to improve or protect the landowner’s position.
Where a formal valuation is required, it should be obtained from a registered valuer.
Speak with Augusta Advisors
If your Sydney property could have development potential, has attracted developer interest, may be affected by LMR or TOD or may be part of a larger development opportunity, it is sensible to obtain independent advice before making major decisions.
Augusta Advisors helps private landowners understand their position, protect against being underpaid or pressured by developers, choose the right strategy, and negotiate from a fully informed position.
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