Address locked, Kensington

2 houses today → 8 homes as townhouses. About 600 m², 30 m frontage, zone R3.

Residual land valueA$4.0m

Likely ask (2 houses)A$3.3mFrom the land values x 1.15

HeadroomA$750k

Gain over buying separatelyA$750k

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
TownhousesLow and Mid-Rise · FSR 2:1 · 23 m	8	2	1,250 m²	A$15.0m	A$6.0m	A$4.0m	A$750k	A$3.3m33% on cost · 22% on revenue
Cost stack Construction 1,250 m² at A$4,100/m²A$5.0m DemolitionA$90k Consultants, DA and certification (9%)A$475k Contributions (A$28,000 per new home)A$170k Contingency (5%)A$275k 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$3.3m instead leaves A$3.3m pre-tax on a total development cost of A$10.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.6:1 · 29.9 m	15	8	1,750 m²	A$21.0m	A$11.0m	A$3.0m	-A$250k	A$3.3m21% on cost · 15% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$90k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$400k 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$3.3m instead leaves A$3.3m pre-tax on a total development cost of A$16.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeysLow and Mid-Rise (400 to 800 m) · FSR 2:1 · 23 m	10	6	1,250 m²	A$17.0m	A$8.5m	A$3.0m	-A$250k	A$2.4m19% on cost · 14% on revenue
Cost stack Construction 1,250 m² at A$5,500/m²A$7.0m Basement parkingA$400k DemolitionA$90k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$275k Contingency (5%)A$400k 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$3.3m instead leaves A$2.4m pre-tax on a total development cost of A$13.0m.
TerracesLow and Mid-Rise · FSR 2:1 · 23 m	5	2	800 m²	A$10.0m	A$4.3m	A$2.8m	-A$500k	A$850k10% on cost · 8% on revenue
Cost stack Construction 800 m² at A$4,300/m²A$3.5m Basement parkingA$170k DemolitionA$90k Consultants, DA and certification (9%)A$325k Contributions (A$28,000 per new home)A$85k Contingency (5%)A$200k 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$3.3m instead leaves A$850k pre-tax on a total development cost of A$8.5m.

Site facts

Houses: House, 300 m² House, 350 m²
Site area: About 600 m²
Street frontage: About 30 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 800 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,000,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: DA on a house (Determined).