Address locked, Kingsford

2 houses today → about 10 homes as apartments, up to 4 storeys. About 800 m², 35 m frontage, zone R3.

Residual land valueA$3.3m

Likely ask (2 houses)A$3.0mFrom the land values x 1.15

HeadroomA$250k

Gain over buying separatelyA$200k

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
Apartments, up to 4 storeys (LEP controls)Local Environmental Plan · FSR 1.6:1 · 16.5 m	10	4	1,200 m²	A$16.0m	A$7.5m	A$3.3m	A$250k	A$2.8m25% on cost · 18% on revenue
Cost stack Construction 1,200 m² at A$4,900/m²A$6.0m Basement parkingA$400k DemolitionA$90k Consultants, DA and certification (9%)A$550k Contributions (A$28,000 per new home)A$275k 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$3.0m instead leaves A$2.8m pre-tax on a total development cost of A$11.0m.

Site facts

Houses: House, 350 m² House, 400 m²
Site area: About 800 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 900 m (straight line) · Beyond 800 m of a nominated centre
Land value: About A$2,750,000 at 1 July 2025, NSW Valuer General (the houses together)