Address locked, Kensington

3 houses today → about 10 homes as townhouses. About 800 m², 35 m frontage, zone R3.

Residual land valueA$6.0m

Likely ask (3 houses)A$4.8mFrom the land values x 1.15

HeadroomA$1.3m

Gain over buying separatelyA$1.2m

Claim this holding

A$182 inc GST · 3 months

A claim takes this holding 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.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
TownhousesLow and Mid-Rise · FSR 2:1 · 23 m	10	2	1,750 m²	A$20.0m	A$8.0m	A$6.0m	A$1.3m	A$4.0m29% on cost · 20% on revenue
Cost stack Construction 1,750 m² at A$4,100/m²A$7.0m DemolitionA$140k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$220k Contingency (5%)A$375k 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$4.0m pre-tax on a total development cost of A$14.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.6:1 · 29.9 m	20	8	2,250 m²	A$27.5m	A$15.0m	A$3.8m	-A$1.0m	A$3.0m14% on cost · 11% on revenue
Cost stack Construction 2,250 m² at A$5,500/m²A$12.0m Basement parkingA$750k DemolitionA$140k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$550k 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$4.8m instead leaves A$3.0m pre-tax on a total development cost of A$22.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (400 to 800 m) · FSR 2:1 · 23 m	15	6	1,750 m²	A$22.0m	A$12.0m	A$3.8m	-A$1.0m	A$1.5m8% on cost · 7% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$140k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$375k Contingency (5%)A$550k 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$1.5m pre-tax on a total development cost of A$18.0m.
TerracesLow and Mid-Rise · FSR 2:1 · 23 m	6	2	1,000 m²	A$12.0m	A$5.0m	A$3.3m	-A$1.5m	A$220k2% on cost · 2% on revenue
Cost stack Construction 1,000 m² at A$4,300/m²A$4.3m Basement parkingA$200k DemolitionA$140k Consultants, DA and certification (9%)A$400k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$240k 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$220k pre-tax on a total development cost of A$11.0m.

Site facts

Houses: House, 300 m² House, 300 m² House, 250 m²
Site area: About 800 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 800 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General (the houses together)