Standalone site

Address locked, Kingsford

1 house today → about 10 homes as apartments, up to 4 storeys. About 800 m², 18 m frontage, zone R3.

Residual land valueA$3.5m

Likely ask (1 house)A$2.8mFrom the 1 July 2025 land value x 1.15

HeadroomA$750k

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 4 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.5:1 · 17.5 m	10	4	1,250 m²	A$16.0m	A$8.0m	A$3.5m	A$750k	A$2.5m22% on cost · 16% on revenue
Cost stack Construction 1,250 m² at A$4,900/m²A$6.0m Basement parkingA$400k DemolitionA$45k Consultants, DA and certification (9%)A$600k Contributions (A$28,000 per new home)A$300k Contingency (5%)A$350k 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$2.8m instead leaves A$2.5m pre-tax on a total development cost of A$12.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 1.95:1 · 22.8 m	15	6	1,750 m²	A$20.0m	A$11.0m	A$2.5m	-A$250k	A$3.0m19% on cost · 14% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$500k 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$2.8m instead leaves A$3.0m pre-tax on a total development cost of A$15.0m. Includes 15% affordable housing at 65% of market.
TownhousesLow and Mid-Rise · FSR 0.9:1 · 12 m	5	2	800 m²	A$9.0m	A$3.8m	A$2.4m	-A$350k	A$1.0m14% on cost · 11% on revenue
Cost stack Construction 800 m² at A$4,100/m²A$3.0m DemolitionA$45k Consultants, DA and certification (9%)A$275k Contributions (A$28,000 per new home)A$110k Contingency (5%)A$170k 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$2.8m instead leaves A$1.0m pre-tax on a total development cost of A$7.0m.
Dual occupancyLow and Mid-Rise · FSR 0.9:1 · 12 m	2	2	500 m²	A$5.5m	A$2.3m	A$1.7m	-A$1.1m	-A$500k-9% on cost · -9% 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$2.8m instead leaves -A$500k pre-tax on a total development cost of A$5.5m.
TerracesLow and Mid-Rise · FSR 0.9:1 · 12 m	3	2	500 m²	A$6.0m	A$2.5m	A$1.4m	-A$1.4m	-A$275k-5% on cost · -5% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$2.8m instead leaves -A$275k pre-tax on a total development cost of A$6.0m.

Site facts

Site area: About 800 m² (18 m by 45 m)
Street frontage: About 18 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 600 m to Kingsford Juniors light rail station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$2,300,000 at 1 July 2025, NSW Valuer General · from A$2,000,000 at 1 July 2021 (+15%)

Neighbours

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