Standalone site

Address locked, Kingsford

1 house today → 8 homes as apartments, up to 4 storeys. About 500 m², 23 m frontage, zone R3.

Residual land valueA$2.2m

Likely ask (1 house)A$2.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$200k

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.

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	8	4	800 m²	A$11.0m	A$5.0m	A$2.2m	A$200k	A$2.2m29% on cost · 20% on revenue
Cost stack Construction 800 m² at A$4,900/m²A$4.0m Basement parkingA$275k DemolitionA$45k Consultants, DA and certification (9%)A$375k Contributions (A$28,000 per new home)A$200k Contingency (5%)A$230k 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$2.0m instead leaves A$2.2m pre-tax on a total development cost of A$7.5m.

Site area: About 500 m² (10 m by 50 m)
Street frontage: About 23 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 1.6:1 · height 16.5 m · minimum lot not mapped
Nearest nominated centre: About 1,050 m to Kingsford Juniors light rail station (straight line) · Beyond 800 m of a nominated centre
Land value: About A$1,700,000 at 1 July 2025, NSW Valuer General · from A$1,300,000 at 1 July 2021 (+30%)
Notes: Beyond 800 m of a nominated centre.

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

#7 · amalgamation 3 houses → 25 homes

Residual land valueA$6.5m

Likely askA$6.0m

HeadroomA$500k

1,500 m² · Apartments, up to 4 storeys · R3 · address locked