Standalone site

Address locked, Kensington

1 house today → about 80 homes as apartments, up to 8 storeys + bonus. About 2,500 m², 150 m frontage, zone R3.

Residual land valueA$14.0m

Likely ask (1 house)A$14.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$190k

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	80	8	8,000 m²	A$100m	A$55.0m	A$14.0m	A$190k	A$14.0m19% on cost · 14% on revenue
Cost stack Construction 8,000 m² at A$5,500/m²A$42.5m Basement parkingA$2.8m DemolitionA$45k Consultants, DA and certification (9%)A$4.0m Contributions (A$28,000 per new home)A$2.2m Contingency (5%)A$2.5m 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$14.0m instead leaves A$14.0m pre-tax on a total development cost of A$75.0m. 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	60	6	6,000 m²	A$80.0m	A$42.5m	A$14.0m	-A$95k	A$10.0m16% on cost · 13% on revenue
Cost stack Construction 6,000 m² at A$5,500/m²A$32.5m Basement parkingA$2.1m DemolitionA$45k Consultants, DA and certification (9%)A$3.3m Contributions (A$28,000 per new home)A$1.7m Contingency (5%)A$1.9m 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$14.0m instead leaves A$10.0m pre-tax on a total development cost of A$60.0m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12 m	15	2	2,500 m²	A$35.0m	A$13.0m	A$11.0m	-A$3.0m	A$2.2m7% on cost · 6% on revenue
Cost stack Construction 2,500 m² at A$4,300/m²A$11.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$450k Contingency (5%)A$600k 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$14.0m instead leaves A$2.2m pre-tax on a total development cost of A$30.0m.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	15	2	2,500 m²	A$30.0m	A$12.0m	A$8.5m	-A$5.5m	-A$1.1m-4% on cost · -4% on revenue
Cost stack Construction 2,500 m² at A$4,100/m²A$10.0m DemolitionA$45k Consultants, DA and certification (9%)A$900k Contributions (A$28,000 per new home)A$425k 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$14.0m instead leaves -A$1.1m pre-tax on a total development cost of A$30.0m.
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$12.1m	-A$13.0m-68% on cost · -209% 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$14.0m instead leaves -A$13.0m pre-tax on a total development cost of A$18.0m.

Site facts

Site area: About 2,500 m² (30 m by 90 m)
Street frontage: About 150 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 250 m to Kensington light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$12,000,000 at 1 July 2025, NSW Valuer General · from A$11,000,000 at 1 July 2021 (+10%)
Notes: Holding of 4 parcels.