Address locked, Kensington

3 houses today → 9 homes as terraces. About 800 m², 80 m frontage, zone R3.

Residual land valueA$5.5m

Likely ask (3 houses)A$5.5mFrom the land values x 1.15

HeadroomA$220k

Gain over buying separatelyA$220k

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
TerracesLow and Mid-Rise · FSR 1.5:1 · 16.5 m	9	2	1,250 m²	A$18.0m	A$7.0m	A$5.5m	A$220k	A$2.5m19% on cost · 14% on revenue
Cost stack Construction 1,250 m² at A$4,300/m²A$5.5m Basement parkingA$300k DemolitionA$140k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$300k 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$5.5m instead leaves A$2.5m pre-tax on a total development cost of A$14.0m.
TownhousesLow and Mid-Rise · FSR 1.5:1 · 16.5 m	8	2	1,250 m²	A$15.0m	A$6.0m	A$4.0m	-A$1.5m	A$1.0m8% on cost · 7% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.0m DemolitionA$140k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$140k Contingency (5%)A$275k 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$5.5m instead leaves A$1.0m pre-tax on a total development cost of A$13.0m.
Apartments, up to 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	10	4	1,250 m²	A$17.0m	A$8.0m	A$3.8m	-A$1.8m	A$600k4% on cost · 4% on revenue
Cost stack Construction 1,250 m² at A$4,900/m²A$6.0m Basement parkingA$400k DemolitionA$140k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$250k Contingency (5%)A$350k 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$5.5m instead leaves A$600k pre-tax on a total development cost of A$15.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	15	6	1,750 m²	A$21.0m	A$11.0m	A$3.0m	-A$2.5m	A$900k5% on cost · 4% 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$500k 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$5.5m instead leaves A$900k pre-tax on a total development cost of A$18.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 300 m² House, 300 m² House, 300 m²
Site area: About 800 m²
Street frontage: About 80 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 650 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$4,750,000 at 1 July 2025, NSW Valuer General (the houses together)