Standalone site

Address locked, Kingsford

1 house today → about 25 homes as apartments, up to 7 storeys. About 800 m², 100 m frontage, zone E2.

Residual land valueA$4.5m

Likely ask (1 house)A$3.5mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.0m

Claim this site

A$182 inc GST · 3 months

A claim takes this site off the market for every other member for 3 months and opens its address, lot outline, exact figures and neighbours to you.

Sites whose best option clears a 40% margin on cost at the likely ask are A$387. One claim credit claims any site.

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 7 storeys (LEP controls)Local Environmental Plan · FSR 3:1 · 24 m	25	7	2,250 m²	A$30.0m	A$16.0m	A$4.5m	A$1.0m	A$5.5m26% on cost · 18% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$12.0m Basement parkingA$800k DemolitionA$45k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$600k Contingency (5%)A$700k 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$3.5m instead leaves A$5.5m pre-tax on a total development cost of A$21.0m.
Shop-top housing, up to 7 storeysLow and Mid-Rise (400 to 800 m) · FSR 3:1 · 24 m	20	7	2,250 m²	A$27.5m	A$16.0m	A$3.3m	-A$250k	A$3.3m16% on cost · 12% on revenue
Cost stack Construction 2,250 m² at A$5,600/m²A$13.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$1.2m Contributions (A$28,000 per new home)A$475k Contingency (5%)A$750k 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$3.5m instead leaves A$3.3m pre-tax on a total development cost of A$21.0m.

Site area: About 800 m² (30 m by 50 m)
Street frontage: About 100 m (measured against the road corridor)
Zone: E2 Commercial Centre · Randwick Local Environmental Plan 2012
LEP controls: FSR 3:1 · height 24 m · minimum lot not mapped
Nearest nominated centre: About 750 m to Kingsford Juniors light rail station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,250,000 at 1 July 2025, NSW Valuer General · from A$2,200,000 at 1 July 2021 (+50%)
Notes: Holding of 2 parcels.

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

#3 · amalgamation 2 houses → 35 homes

Residual land valueA$6.5m

Likely askA$5.0m

HeadroomA$1.5m

1,100 m² · Apartments, up to 7 storeys · E2 · address locked