Standalone site

Address locked, Kingsford

1 house today → about 85 homes as apartments, up to 6 storeys. About 3,500 m², 125 m frontage, zone R3.

Residual land valueA$16.0m

Likely ask (1 house)A$15.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.0m

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.

Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 6 storeysLow and Mid-Rise (within 400 m) · FSR 2.2:1 · 22 m	85	6	8,000 m²	A$110m	A$55.0m	A$16.0m	A$1.0m	A$22.0m29% on cost · 20% on revenue
Cost stack Construction 8,000 m² at A$5,500/m²A$45.0m Basement parkingA$2.8m DemolitionA$45k Consultants, DA and certification (9%)A$4.3m Contributions (A$28,000 per new home)A$2.3m Contingency (5%)A$2.5m 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$15.0m instead leaves A$22.0m pre-tax on a total development cost of A$75.0m.
Apartments, up to 8 storeys + affordable housing bonusLow and Mid-Rise + Chapter 2 bonus (15% affordable) · FSR 2.86:1 · 28.6 m	110	8	11,000 m²	A$130m	A$75.0m	A$16.0m	A$1.0m	A$18.0m18% on cost · 14% on revenue
Cost stack Construction 11,000 m² at A$5,500/m²A$60.0m Basement parkingA$3.8m DemolitionA$45k Consultants, DA and certification (9%)A$5.5m Contributions (A$28,000 per new home)A$3.0m Contingency (5%)A$3.5m 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$15.0m instead leaves A$18.0m pre-tax on a total development cost of A$100m. Includes 15% affordable housing at 65% of market.
TerracesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	20	2	3,000 m²	A$37.5m	A$15.0m	A$10.0m	-A$5.0m	A$1.2m4% on cost · 3% on revenue
Cost stack Construction 3,000 m² at A$4,300/m²A$12.0m Basement parkingA$650k DemolitionA$45k Consultants, DA and certification (9%)A$1.1m Contributions (A$28,000 per new home)A$500k Contingency (5%)A$700k 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$15.0m instead leaves A$1.2m pre-tax on a total development cost of A$32.5m.
TownhousesLow and Mid-Rise · FSR 0.75:1 · 9.5 m	20	2	3,000 m²	A$32.5m	A$14.0m	A$8.0m	-A$7.0m	-A$2.1m-7% on cost · -7% on revenue
Cost stack Construction 3,000 m² at A$4,100/m²A$11.0m DemolitionA$45k Consultants, DA and certification (9%)A$1.0m Contributions (A$28,000 per new home)A$475k Contingency (5%)A$600k 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$15.0m instead leaves -A$2.1m pre-tax on a total development cost of A$32.5m.
Dual occupancyLow and Mid-Rise · FSR 0.75:1 · 9.5 m	2	2	500 m²	A$5.5m	A$2.3m	A$1.7m	-A$13.3m	-A$14.0m-73% on cost · -257% 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$15.0m instead leaves -A$14.0m pre-tax on a total development cost of A$19.0m.

Site facts

Site area: About 3,500 m² (60 m by 80 m)
Street frontage: About 125 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 0.75:1 · height 9.5 m · minimum lot not mapped
Nearest nominated centre: About 250 m to Kingsford Juniors light rail station (straight line) · Within 400 m of a nominated centre
Land value: About A$13,000,000 at 1 July 2025, NSW Valuer General · from A$12,000,000 at 1 July 2021 (+10%)

Neighbours

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