Standalone site

Address locked, Kensington

1 house today → about 15 homes as apartments, up to 8 storeys + bonus. About 600 m², 15 m frontage, zone R3.

Residual land valueA$3.3m

Likely ask (1 house)A$3.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$250k

Claim this site

A$182 inc GST · 3 months

A claim takes this site 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 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	15	8	1,750 m²	A$22.0m	A$12.0m	A$3.3m	A$250k	A$3.3m20% on cost · 15% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.5m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$450k Contingency (5%)A$550k 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$3.3m pre-tax on a total development cost of A$16.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	15	6	1,250 m²	A$18.0m	A$9.5m	A$3.0m	A$130k	A$2.5m18% on cost · 14% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.5m Basement parkingA$450k DemolitionA$45k Consultants, DA and certification (9%)A$700k Contributions (A$28,000 per new home)A$325k Contingency (5%)A$425k 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$2.5m pre-tax on a total development cost of A$14.0m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12 m	2	2	500 m²	A$6.0m	A$2.3m	A$1.9m	-A$1.1m	-A$325k-6% on cost · -5% 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$3.0m instead leaves -A$325k pre-tax on a total development cost of A$6.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	3	2	500 m²	A$5.5m	A$2.4m	A$1.4m	-A$1.6m	-A$900k-15% on cost · -16% on revenue
Cost stack Construction 500 m² at A$4,100/m²A$2.0m DemolitionA$45k Consultants, DA and certification (9%)A$180k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$110k 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$900k pre-tax on a total development cost of A$6.0m.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.9:1 · height 12 m · minimum lot not mapped
Nearest nominated centre: About 300 m to Kensington light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$2,500,000 at 1 July 2025, NSW Valuer General · from A$2,300,000 at 1 July 2021 (+10%)

Neighbours

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