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Development › Kingsford › Holding #4

Amalgamation site

Address locked, Kingsford

3 houses today → about 30 homes as apartments, up to 7 storeys. About 1,000 m², 50 m frontage, zone E2.

Residual land valueA$6.0m
Likely ask (3 houses)A$4.5mFrom the land values x 1.15
HeadroomA$1.5m
Gain over buying separatelyA$1.3m
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 3073,000 m² A$40.0mA$21.0mA$6.0mA$1.5m A$8.0m29% on cost · 20% on revenue
Cost stack
  • Construction 3,000 m² at A$5,500/m²A$16.0m
  • Basement parkingA$1.0m
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$1.6m
  • Contributions (A$28,000 per new home)A$750k
  • Contingency (5%)A$950k
  • 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$4.5m instead leaves A$8.0m pre-tax on a total development cost of A$27.5m.
Shop-top housing, up to 7 storeysLow and Mid-Rise (400 to 800 m) · FSR 3:1 · 24 m 2573,000 m² A$37.5mA$21.0mA$4.0m-A$500k A$5.5m21% on cost · 15% on revenue
Cost stack
  • Construction 3,000 m² at A$5,600/m²A$17.0m
  • Basement parkingA$800k
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$1.6m
  • Contributions (A$28,000 per new home)A$600k
  • Contingency (5%)A$950k
  • 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$4.5m instead leaves A$5.5m pre-tax on a total development cost of A$27.5m.

Site facts

Houses
House, 350 m²House, 350 m²House, 250 m²
Site area
About 1,000 m²
Street frontage
About 50 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$4,000,000 at 1 July 2025, NSW Valuer General (the houses together)