Standalone site

Address locked, Kingsford

1 house today → about 15 homes as apartments, up to 4 storeys. About 1,000 m², 25 m frontage, zone R3.

Residual land valueA$4.3m

Likely ask (1 house)A$3.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.3m

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	15	4	1,500 m²	A$21.0m	A$10.0m	A$4.3m	A$1.3m	A$4.5m32% on cost · 22% on revenue
Cost stack Construction 1,500 m² at A$4,900/m²A$7.5m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$750k Contributions (A$28,000 per new home)A$425k Contingency (5%)A$450k 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$3.0m instead leaves A$4.5m pre-tax on a total development cost of A$14.0m.

Site area: About 1,000 m² (13 m by 70 m)
Street frontage: About 25 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 950 m to Kingsford Juniors light rail station (straight line) · Beyond 800 m of a nominated centre
Land value: About A$2,500,000 at 1 July 2025, NSW Valuer General · from A$2,300,000 at 1 July 2021 (+10%)
Notes: Beyond 800 m of a nominated centre.

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

#2 · amalgamation 3 houses → 35 homes

Residual land valueA$8.5m

Likely askA$7.0m

HeadroomA$1.5m

2,000 m² · Apartments, up to 4 storeys · R3 · address locked