Securing the Best Developer Offers in Kellyville and Bella Vista’s TOD Precinct
The Kellyville and Bella Vista Transport Oriented Development (TOD) precinct is part of Sydney’s Accelerated TOD Program, one of just eight precinct selected for fast tracked development. Positioned along the Sydney Metro Northwest corridor, this area offers property owners a rare opportunity to unlock their land’s full development potential.
With a temporary special State approval process available to developers until November 2027, they are highly motivated to act quickly. For property owners, this means early movers stand to benefit the most, as developers compete to secure prime sites.
Why Kellyville and Bella Vista Stand Out
Kellyville and Bella Vista have emerged as two of Sydney’s most attractive growth areas under the Accelerated TOD Program. Developers value this precinct for:
Strategic Transport - Direct access to the Sydney Metro Northwest, providing rapid connections to employment, retail precincts and the Sydney CBD.
Significant Growth Projections - Plans for 4,600 new homes and 3,800 new jobs translate into strong demand for residential and mixed use developments.
Liveability and Infrastructure - Established local amenities, including parks, schools, shopping centres, and recreational spaces, enhance the precinct’s appeal as family friendly communities.
The Accelerated TOD status and temporary approval process allow developers to streamline planning for large projects, making prime sites more valuable than ever. Property owners who understand this and act early are well positioned to achieve the best returns.
How to Maximise Your Property’s Value
1. Understand Your Land’s Development Potential
The true value of your property lies in its potential as a development site under the TOD SEPP. Developers consider:
Site characteristics - how efficiently it can be developed to create new floor space including its size, configuration and access.
Development controls - Allowable building heights and floor space ratios as well as a wide range of other specific development regulations.
Infrastructure and amenities - particularly proximity to transport, along with schools, parks, and shopping precincts.
Engaging a professional property advisor ensures you uncover your property’s full potential and position it effectively for maximised acquisition by developers.
2. Collaborate With Neighbours for Better Returns
Combining properties with neighbouring land often creates larger, more efficient development opportunities. However, it’s critical to proceed carefully.
Agreements based solely on land size can undervalue properties with better access, frontage, or strategic positioning.
Developers assess value based on a site’s ability to efficiently deliver floor space, meaning not all properties are equal contributors.
With expert advice, you can negotiate fair agreements that reflect your property’s true contribution to the overall development.
3. Negotiate Effectively with Developers
Developers are highly skilled in assessing sites and negotiating terms that maximise their returns. Landowners must be equally well-prepared to secure the best deal.
Negotiation terms - Understand options like upfront payments, staged payments, or profit-sharing agreements.
Maximisation - Position your property as an efficient contributor to new floor space under the TOD controls.
Unique positioning - Highlight your property’s strengths to set it apart from competing sites.
At Augusta Advisors, we specialise in advising property owners in these negotiations. Our expertise ensures your interests are protected and that you achieve the maximum possible return.
Why Acting Now is Critical
Kellyville and Bella Vista’s inclusion in the Accelerated TOD Program means these precinct are likely to be in high demand. Acting early is key to securing the best result.
The temporary State approval process available until November 2027 allows developers to fast-track residential development projects valued over $60 million—a scale equivalent to 100+ apartments. This encourages developers to act quickly and prioritise prime sites.
From our experience advising landowners in similar precinct, those who move early:
Maximise their property’s value by positioning it ahead of competing sites.
Leverage strong developer interest while the streamlined approval process is still available.
Avoid delays as competition intensifies and more properties enter the market.
A Trusted Partner for Kellyville and Bella Vista Landowners
We’ve helped many landowners across Sydney achieve outstanding results. Our expertise in property strategy and developer negotiations ensures you unlock the full potential of your land.
Recently, a group of landowners in Cammeray secured a significant uplift in property value through our detailed advice and negotiation strategies.
“To Whom It May Concern
We are owners in a 19 unit block at 23 Rosalind Street. Cammeray, and coordinated our recent successful sale of all units to a developer. Augusta Advisors advised and represented our owner group throughout the negotiation, and their service was outstanding. Thanks to their efforts, we achieved the best possible outcome.
When first approached, we were uncertain about the developer’s offer. After thorough analysis Augusta Advisors clarified our property’s value from the developer’s perspective. They then negotiated with the developer on our behalf and secured an additional $1 million along with other favourable terms such as deposits and settlement. Their extensive experience in representing landowners, combined with their insights into the developer’s tactics and position, was invaluable. Their fee structure was competitive and was coordinated with receipt of payments from the developer so that the owners were not out of pocket. Martin and Wayne from Augusta kept us informed, attended meetings with owners, and worked closely with our lawyer to finalise the legal documentation. They were professional, knowledgeable, and a pleasure to work with.
We highly recommend Augusta Advisors to other landowner groups.
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If you own property in the Kellyville or Bella Vista TOD precinct, we can help you:
Understand your property’s development potential under the TOD SEPP.
Navigate complex negotiations with developers to secure the best outcome.
Explore profit-sharing and other creative options to maximise your return.
Take the First Step Today
The Accelerated TOD Program and temporary approval process present an exceptional opportunity to maximise your property’s value—but only for a limited time.
Contact Augusta Advisors today for a free consultation and learn how we can help you unlock the full value of your property in the Kellyville and Bella Vista TOD precinct.