Address locked, Kingsford

2 houses today → 9 homes as terraces. About 900 m², 60 m frontage, zone R3.

Residual land valueA$4.5m

Likely ask (2 houses)A$4.3mFrom the land values x 1.15

HeadroomA$250k

Gain over buying separatelyA$275k

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
TerracesLow and Mid-Rise · FSR 1.6:1 · 16.5 m	9	2	1,500 m²	A$17.0m	A$7.5m	A$4.5m	A$250k	A$2.4m19% on cost · 14% on revenue
Cost stack Construction 1,500 m² at A$4,300/m²A$6.0m Basement parkingA$300k DemolitionA$90k Consultants, DA and certification (9%)A$550k Contributions (A$28,000 per new home)A$200k 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$4.3m instead leaves A$2.4m pre-tax on a total development cost of A$13.0m.
TownhousesLow and Mid-Rise · FSR 1.6:1 · 16.5 m	9	2	1,500 m²	A$16.0m	A$7.0m	A$4.0m	-A$250k	A$2.1m17% on cost · 13% on revenue
Cost stack Construction 1,500 m² at A$4,100/m²A$5.5m DemolitionA$90k Consultants, DA and certification (9%)A$500k Contributions (A$28,000 per new home)A$200k Contingency (5%)A$300k 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$4.3m instead leaves A$2.1m pre-tax on a total development cost of A$12.0m.
Apartments, up to 5 storeysLow and Mid-Rise (400 to 800 m) · FSR 1.6:1 · 17.5 m	15	5	1,500 m²	A$18.0m	A$9.5m	A$2.8m	-A$1.5m	A$1.2m8% on cost · 7% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$7.5m Basement parkingA$475k DemolitionA$90k Consultants, DA and certification (9%)A$750k Contributions (A$28,000 per new home)A$325k 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$4.3m instead leaves A$1.2m pre-tax on a total development cost of A$15.0m.
Apartments, up to 6 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.08:1 · 22.8 m	20	6	1,750 m²	A$22.0m	A$13.0m	A$2.8m	-A$1.5m	A$950k5% on cost · 4% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$600k DemolitionA$90k Consultants, DA and certification (9%)A$950k Contributions (A$28,000 per new home)A$450k 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$4.3m instead leaves A$950k pre-tax on a total development cost of A$19.0m. Includes 15% affordable housing at 65% of market.

Site facts

Houses: House, 450 m² House, 450 m²
Site area: About 900 m²
Street frontage: About 60 m (measured against the road corridor)
Zone: R3
Nearest nominated centre: About 750 m (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,750,000 at 1 July 2025, NSW Valuer General (the houses together)