Address locked, Kingsford

3 houses today → about 25 homes as apartments, up to 4 storeys. About 1,500 m², 120 m frontage, zone R3.

Residual land valueA$6.5m

Likely ask (3 houses)A$6.0mFrom the land values x 1.15

HeadroomA$500k

Gain over buying separatelyA$130k

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	25	4	2,500 m²	A$32.5m	A$15.0m	A$6.5m	A$500k	A$6.0m27% on cost · 19% on revenue
Cost stack Construction 2,500 m² at A$4,900/m²A$12.0m Basement parkingA$800k DemolitionA$140k Consultants, DA and certification (9%)A$1.1m 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$6.0m instead leaves A$6.0m pre-tax on a total development cost of A$23.0m.

Site facts

Houses: House, 500 m² House, 500 m² House, 500 m²
Site area: About 1,500 m²
Street frontage: About 120 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 1,100 m (straight line) · Beyond 800 m of a nominated centre
Land value: About A$5,500,000 at 1 July 2025, NSW Valuer General (the houses together)