BROADWAY.GARTER.APP // 261 Broadway, Glebe — Kings Court & Kings Confidential Quantum Valuation Dossier

CAD BLUEPRINT ↔ 3D EXTRUSION 100% 3D

2D Floorplan ↔ 3D Building Morph 100%

Explode 4 Floors (Vertical Stack) 0%

Floor Filter (Click Room to Inspect)

ARCHITECTURAL ENVELOPE PLAYS RL 40.0m

CAMERA VANTAGE

PLAYABLE BLENDER CHARACTER RIG SELIAN SIREN

TELEPORT ELEVATOR G (RL 21.0m)

LOT 1 DP 569515 · 22 ROOMS / 11 SPAS CLICK ANY ROOM

8.53m Broadway × 33.57m Depth × 8.25m Grose St rear. Click any room, spa, or neighbor massing to inspect & trigger Nyx narration.

CLASSIFIED PRIMARY EVIDENCE ARCHIVE // 37 VERIFIED FILES

261 Broadway & 225–279 Broadway Block Statutory, ASIC/ABR & Venue Dossier

SELECTED ROOM / ASSET FOCUS LOT 1 DP 569515

261 Broadway & 18 Grose Street — Full 4-Level Stack

LEVEL / DATUM

4 Levels (RL 17.5m–28.6m)

DIMENSIONS / AREA

8.53m × 33.57m (284 m²)

HYDRO-SPA / TYPE

22 Rooms · 11 Hydro-Spas

HALF-PRICE PLAY

$3.20M Target ($6.40M MV)

“18 Grose Street rear entry sits directly opposite the Broadway Shopping Centre loading dock so punters can tell their wives they went to Kmart—while Clause 6.48(7) hands us 235 square metres of Lower Ground floor area completely free of FSR.”

FIVE-LENS PBV VALUATION HIERARCHY CLICK TO NARRATE

INTERACTIVE 4-FLOOR · 22-ROOM · 11-SPA MATRIX CLICK ROOM TO FLY & NARRATE

EXECUTIVE VALUATION VERDICT // AS OF 2 NOV 2026

$3,200,000 Half-Price Acquisition Target vs $6,400,000 Reconciled Market Value

261 Broadway, Glebe NSW 2037 (rear 18 Grose Street, upstairs 2/261 Broadway; Lot 1 DP 569515, PropID 1916594) is a dual-frontage 4-level commercial bathhouse and adult venue holding 22 private suites and 11 plumbed hydro-spas across ~850 m² GBA (~700 m² NLA) on 284.0 m² VG land area (8.53m Broadway × 33.57m depth × 8.25m Grose St).

Purchased on 19 March 2008 for $3,000,000 (Dealing AE17855), the unimproved land value alone was assessed by the NSW Valuer General at $3,040,000 ($10,704/m²) on 1 July 2025. Following the 11 May 2026 settlement of 247–253 Broadway (BreakFree Hotel) for $19,000,000 ($22,936/m² site rate) and the 31 March 2026 cancellation of legacy operating entity ABN 40 096 488 489, the property reconciles at $6,400,000 As-Is ($6.10M–$6.75M) and $7,250,000+ in Amalgamation Marriage Value with neighboring 257–259 Broadway.

BROTHEL LICENSE & OPERATING COMPARTMENTALISATION

NSW Has No ‘Brothel Licence’ — Two-Door / Three-Tier Split

OWNER & ASIC / ABR CORPORATE INTELLIGENCE ABN CANCELLED 31 MAR 2026

18.6-Year Hold (`AE17855`) & 2026 Retirement / Restructure Signal

SYDNEY LEP 2012 (AMENDMENT 54) & CLAUSE 6.48(7) LOOPHOLE

Statutory Controls & Next Rezoning Probability

10-METHOD ATHENA COUNCIL DEBATE (WEIGHTED = $6,400,000)

#	Method	Value	Wt

225–279 BROADWAY BLOCK SALES & 2025 VG UCV PRIMARY COMPS

Address	Area	2025 UCV	Last Sale

37-DOCUMENT PRIMARY EVIDENCE VAULT