Standalone site

Address locked, Kensington

1 house today → 8 homes as townhouses. About 600 m², 23 m frontage, zone R3.

Residual land valueA$4.3m

Likely ask (1 house)A$4.0mFrom the 1 July 2025 land value x 1.15

HeadroomA$250k

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
TownhousesLow and Mid-Rise · FSR 2:1 · 23 m	8	2	1,200 m²	A$15.0m	A$6.0m	A$4.3m	A$250k	A$2.5m23% on cost · 17% on revenue
Cost stack Construction 1,200 m² at A$4,100/m²A$5.0m DemolitionA$45k Consultants, DA and certification (9%)A$450k Contributions (A$28,000 per new home)A$200k 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$4.0m instead leaves A$2.5m pre-tax on a total development cost of A$11.0m.
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	1,500 m²	A$20.0m	A$11.0m	A$2.8m	-A$1.3m	A$1.6m10% on cost · 8% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$9.0m Basement parkingA$550k DemolitionA$45k Consultants, DA and certification (9%)A$850k Contributions (A$28,000 per new home)A$425k 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$4.0m instead leaves A$1.6m 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	1,200 m²	A$17.0m	A$8.5m	A$2.8m	-A$1.3m	A$1.6m12% on cost · 10% on revenue
Cost stack Construction 1,200 m² at A$5,500/m²A$6.5m Basement parkingA$400k DemolitionA$45k Consultants, DA and certification (9%)A$650k Contributions (A$28,000 per new home)A$300k 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$4.0m instead leaves A$1.6m pre-tax on a total development cost of A$14.0m.
Dual occupancyLow and Mid-Rise · FSR 2:1 · 23 m	2	2	500 m²	A$6.0m	A$2.3m	A$1.9m	-A$2.1m	-A$1.4m-20% on cost · -23% 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$4.0m instead leaves -A$1.4m pre-tax on a total development cost of A$7.0m.
TerracesLow and Mid-Rise · FSR 2:1 · 23 m	3	2	500 m²	A$6.0m	A$2.5m	A$1.6m	-A$2.4m	-A$1.6m-22% on cost · -26% on revenue
Cost stack Construction 500 m² at A$4,300/m²A$2.1m Basement parkingA$100k DemolitionA$45k Consultants, DA and certification (9%)A$200k Contributions (A$28,000 per new home)A$55k Contingency (5%)A$120k 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$4.0m instead leaves -A$1.6m pre-tax on a total development cost of A$7.0m.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 23 m (measured against the road corridor)
Zone: R3 Medium Density Residential · Randwick Local Environmental Plan 2012
LEP controls: FSR 2:1 · height 23 m · minimum lot not mapped
Nearest nominated centre: About 600 m to Kensington light rail station (straight line) · 400 to 800 m from a nominated centre
Land value: About A$3,500,000 at 1 July 2025, NSW Valuer General · from A$3,000,000 at 1 July 2021 (+15%)