Address locked, Kingsford

3 houses today → about 45 homes as apartments, up to 4 storeys. About 3,000 m², 200 m frontage, zone R3.

Residual land valueA$12.0m

Likely ask (3 houses)A$8.0mFrom the land values x 1.15

HeadroomA$4.0m

Gain over buying separatelyA$425k

Claimed

Claimed until 3 Feb 2027

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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	45	4	4,500 m²	A$60.0m	A$30.0m	A$12.0m	A$4.0m	A$12.0m29% on cost · 20% on revenue
Cost stack Construction 4,500 m² at A$4,900/m²A$23.0m Basement parkingA$1.6m DemolitionA$140k Consultants, DA and certification (9%)A$2.2m Contributions (A$28,000 per new home)A$1.2m Contingency (5%)A$1.3m 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$8.0m instead leaves A$12.0m pre-tax on a total development cost of A$42.5m.

Houses: House, 450 m² House, 450 m² House, 2,000 m²
Site area: About 3,000 m²
Street frontage: About 200 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$7,000,000 at 1 July 2025, NSW Valuer General (the houses together)