Standalone site

Address locked, Kingsford

1 house today → 5 homes as townhouses. About 1,100 m², 20 m frontage, zone R2.

Residual land valueA$2.4m

Likely ask (1 house)A$1.4mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.0m

Claim this site

A$387 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.

This site is A$387 because its best option clears a 40% margin on cost at the likely ask. Other sites are A$182. One claim credit claims any site.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	5	2	800 m²	A$9.0m	A$3.8m	A$2.4m	A$1.0m	A$2.4m43% on cost · 27% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.0m DemolitionA$45k Consultants, DA and certification (9%)A$275k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$170k 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$1.4m instead leaves A$2.4m pre-tax on a total development cost of A$5.5m.
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	500 m²	A$5.5m	A$2.3m	A$1.7m	A$300k	A$900k22% on cost · 16% on revenue
Cost stack Construction 500 m² at A$3,700/m²A$1.9m DemolitionA$45k Consultants, DA and certification (9%)A$170k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$100k 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$1.4m instead leaves A$900k pre-tax on a total development cost of A$4.0m.
Manor house (4 flats)Low and Mid-Rise · FSR 0.8:1 · 9.5 m	4	2	450 m²	A$5.5m	A$2.5m	A$1.4m	A$40k	A$700k16% on cost · 12% on revenue
Cost stack Construction 450 m² at A$4,400/m²A$1.9m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$190k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$110k 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$1.4m instead leaves A$700k pre-tax on a total development cost of A$4.3m.
TerracesLow and Mid-Rise · FSR 0.7:1 · 9.5 m	3	2	500 m²	A$6.0m	A$2.5m	A$1.4m	-A$14k	A$1.1m26% on cost · 19% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$1.4m instead leaves A$1.1m pre-tax on a total development cost of A$4.3m.

Site facts

Site area: About 1,100 m² (20 m by 50 m)
Street frontage: About 20 m (measured against the road corridor)
Zone: R2 Low Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.5:1 · height 9.5 m · minimum lot 275 m²
Nearest nominated centre: About 400 m to Maroubra Junction town centre (straight line) · 400 to 800 m from a nominated centre
Land value: About A$1,200,000 at 1 July 2025, NSW Valuer General · from A$1,100,000 at 1 July 2021 (+10%)
Notes: Holding of 2 parcels.

Neighbours

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