Address locked, Kingsford

2 houses today → about 15 homes as apartments, up to 4 storeys. About 1,100 m², 18 m frontage, zone R3.

Residual land valueA$4.8m

Likely ask (2 houses)A$4.3mFrom the land values x 1.15

HeadroomA$500k

Gain over buying separatelyA$180k

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	15	4	1,750 m²	A$23.0m	A$11.0m	A$4.8m	A$500k	A$4.0m24% on cost · 17% on revenue
Cost stack Construction 1,750 m² at A$4,900/m²A$8.5m Basement parkingA$600k DemolitionA$90k Consultants, DA and certification (9%)A$800k 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$4.3m instead leaves A$4.0m pre-tax on a total development cost of A$17.0m.

Site facts

Houses: House, 500 m² House, 600 m²
Site area: About 1,100 m²
Street frontage: About 18 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 1,000 m (straight line) · Beyond 800 m of a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)