Address locked, Kingsford

1 house today → about 30 homes as apartments, up to 4 storeys. About 2,000 m², 150 m frontage, zone R3.

Residual land valueA$8.5m

Likely ask (1 house)A$4.8mFrom the 1 July 2025 land value x 1.15

HeadroomA$3.8m

Claimed

Claimed until 3 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 4 storeys (LEP controls)Local Environmental Plan · FSR 1.6:1 · 16.5 m	30	4	3,000 m²	A$42.5m	A$20.0m	A$8.5m	A$3.8m	A$11.0m41% on cost · 26% on revenue
Cost stack Construction 3,000 m² at A$4,900/m²A$16.0m Basement parkingA$1.1m DemolitionA$45k Consultants, DA and certification (9%)A$1.5m Contributions (A$28,000 per new home)A$850k Contingency (5%)A$900k Then selling costs 3%, GST on the margin, finance 7.5%, stamp duty 5.5% and a 20% developer margin solve for the land. Buying at the likely ask of A$4.8m instead leaves A$11.0m pre-tax on a total development cost of A$27.5m.

Site area: About 2,000 m² (50 m by 70 m)
Street frontage: About 150 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 1.6:1 · height 16.5 m · minimum lot not mapped
Nearest nominated centre: About 950 m to Kingsford Juniors light rail station (straight line) · Beyond 800 m of a nominated centre
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General · from A$3,750,000 at 1 July 2021 (+15%)
Notes: Beyond 800 m of a nominated centre.

1 adjoining houses share a boundary with this site. Members see them.

#1 · amalgamation Claimed 3 houses → 45 homes

Residual land valueA$12.0m

Likely askA$8.0m

HeadroomA$4.0m

3,000 m² · Apartments, up to 4 storeys · R3 · address locked