Not viable as a standalone site

Address locked, Kingsford

1 house today → 2 homes as dual occupancy. About 500 m², 12 m frontage, zone R3.

Residual land valueA$1.7m

Likely ask (1 house)A$2.2mFrom the 1 July 2025 land value x 1.15

Headroom-A$500k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyLow and Mid-Rise · FSR 1.6:1 · 16.5 m	2	2	500 m²	A$5.5m	A$2.3m	A$1.7m	-A$500k	A$65k1% on cost · 1% 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$2.2m instead leaves A$65k pre-tax on a total development cost of A$5.0m.

Site area: About 500 m² (12 m by 40 m)
Street frontage: About 12 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 750 m to Kingsford Juniors light rail station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$1,900,000 at 1 July 2025, NSW Valuer General · from A$1,600,000 at 1 July 2021 (+20%)

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

#8 · amalgamation 2 houses → 10 homes

Residual land valueA$4.8m

Likely askA$4.3m

HeadroomA$500k

900 m² · Townhouses · R3 · address locked