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Development › Kingsford › Holding #3

Amalgamation site

Address locked, Kingsford

2 houses today → about 35 homes as apartments, up to 7 storeys. About 1,100 m², 125 m frontage, zone E2.

Residual land valueA$6.5m
Likely ask (2 houses)A$5.0mFrom the land values x 1.15
HeadroomA$1.5m
Gain over buying separatelyA$750k
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.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 7 storeys (LEP controls)Local Environmental Plan · FSR 3:1 · 24 m 3573,500 m² A$42.5mA$23.0mA$6.5mA$1.5m A$7.5m24% on cost · 17% on revenue
Cost stack
  • Construction 3,500 m² at A$5,500/m²A$18.0m
  • Basement parkingA$1.2m
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$1.8m
  • Contributions (A$28,000 per new home)A$900k
  • Contingency (5%)A$1.1m
  • 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$5.0m instead leaves A$7.5m pre-tax on a total development cost of A$30.0m.
Shop-top housing, up to 7 storeysLow and Mid-Rise (400 to 800 m) · FSR 3:1 · 24 m 2573,500 m² A$40.0mA$23.0mA$4.5m-A$500k A$5.0m17% on cost · 13% on revenue
Cost stack
  • Construction 3,500 m² at A$5,600/m²A$19.0m
  • Basement parkingA$900k
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$1.8m
  • Contributions (A$28,000 per new home)A$700k
  • Contingency (5%)A$1.1m
  • 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$5.0m instead leaves A$5.0m pre-tax on a total development cost of A$30.0m.

Site facts

Houses
House, 350 m²House, 800 m²
Site area
About 1,100 m²
Street frontage
About 125 m (measured against the road corridor)
Zone
E2
Nearest nominated centre
About 750 m (straight line) · 400 to 800 m from a nominated centre
Land value
About A$4,250,000 at 1 July 2025, NSW Valuer General (the houses together)