Address locked, Kensington

1 house today → 8 homes as townhouses. About 600 m², 25 m frontage, zone R3.

Residual land valueA$4.0m

Likely ask (1 house)A$2.8mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.3m

Claimed

Claimed until 4 Feb 2027

Another member holds a claim on this site or a holding it is part of. It cannot be claimed again until then.

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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	8	2	1,250 m²	A$15.0m	A$6.0m	A$4.0m	A$1.3m	A$3.8m40% on cost · 26% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.0m DemolitionA$45k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$200k 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$2.8m instead leaves A$3.8m pre-tax on a total development cost of A$9.5m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.6:1 · 29.9 m	15	8	1,750 m²	A$21.0m	A$11.0m	A$3.0m	A$250k	A$3.8m25% on cost · 18% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k 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$2.8m instead leaves A$3.8m pre-tax on a total development cost of A$15.0m. 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	10	6	1,250 m²	A$17.0m	A$9.0m	A$3.0m	A$250k	A$2.4m19% on cost · 14% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.0m Basement parkingA$400k DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$400k 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$2.8m instead leaves A$2.4m pre-tax on a total development cost of A$13.0m.
TerracesLow and Mid-Rise · FSR 2:1 · 23 m	4	2	600 m²	A$8.0m	A$3.5m	A$2.1m	-A$650k	A$400k6% on cost · 5% on revenue
Cost stack Construction 600 m² at A$4,300/m²A$2.8m Basement parkingA$140k DemolitionA$45k Consultants, DA and certification (9%)A$250k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$160k 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$2.8m instead leaves A$400k pre-tax on a total development cost of A$7.0m.
Dual occupancyLow and Mid-Rise · FSR 2:1 · 23 m	2	2	500 m²	A$6.0m	A$2.3m	A$1.9m	-A$850k	-A$65k-1% on cost · -1% 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$2.8m instead leaves -A$65k pre-tax on a total development cost of A$5.5m.

Site facts

Site area: About 600 m² (12 m by 50 m)
Street frontage: About 25 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 2:1 · height 23 m · minimum lot not mapped
Nearest nominated centre: About 750 m to Kensington light rail station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,400,000 at 1 July 2025, NSW Valuer General · from A$2,100,000 at 1 July 2021 (+15%)
Notes: DA on record.
Latest DA: A development application is on record for this site. The member who claims it sees the application.

Neighbours

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

Amalgamation options

#1 · amalgamation Claimed 3 houses → 15 homes

Address locked, Kensington

Residual land valueA$8.5m

Likely askA$6.0m

HeadroomA$2.5m

1,200 m² · Townhouses · R3 · address locked

DA on a house (Determined)