Address locked, Kingsford

3 houses today → about 20 homes as apartments, up to 4 storeys. About 1,200 m², 50 m frontage, zone R3.

Residual land valueA$5.0m

Likely ask (3 houses)A$4.8mFrom the land values x 1.15

HeadroomA$250k

Gain over buying separatelyA$350k

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.

Every option the rules allow

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	20	4	1,750 m²	A$24.0m	A$12.0m	A$5.0m	A$250k	A$3.3m18% on cost · 14% on revenue
Cost stack Construction 1,750 m² at A$4,900/m²A$9.0m Basement parkingA$600k DemolitionA$140k Consultants, DA and certification (9%)A$850k 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$4.8m instead leaves A$3.3m pre-tax on a total development cost of A$18.0m.

Site facts

Houses: House, 350 m² House, 350 m² House, 450 m²
Site area: About 1,200 m²
Street frontage: About 50 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$4,000,000 at 1 July 2025, NSW Valuer General (the houses together)