30 Quiros Street, Red Hill
RZ1: SUBURBAN · 1,105 m²
1,105 m² on RZ1 in Red Hill, where the codified charge for a second dwelling is $265,000 — the remission is worth more than the build contingency.
Opens the screen on this block with 2 dwellings set. Put your own numbers in.
Photographs, floor plan, agent and inspection times are all on Allhomes. We hold none of them.
Red Hill is not where anyone goes looking for infill, which is most of why this one is worth writing about. The block is 1,105 m² with twenty-six metres of frontage, no corner geometry and no battleaxe handle to work around. On paper it is about as straightforward as a dual occupancy gets.
The number that decides it is the Lease Variation Charge. Red Hill's codified rate for taking a block to two dwellings is $265,000 — the highest in this group by a factor of three — and the missing middle remission halves it to $132,500 payable. That remission is worth more than most people's contingency, and it is the first thing to confirm rather than assume: it turns on when the scheme was committed and when it completes, not on the block.
For context, the same statutory move costs $37,750 in Rivett. Nothing about the two blocks explains that difference; the schedule does. It is worth knowing before you start rather than after.
Worth noting the valuation has come down: unimproved value was $1.81m in 2024 and is $1.72m now. That trims the charge slightly, since the charge is struck against the uplift the variation creates rather than against a sale price.
Two things to check before going further. The Crown lease purpose clause is the one fact that can end this outright and it is not in published data. And the remission eligibility, which is worth $132,500 and is not automatic.
The numbers
as at 1 September 2026Lease Variation Charge DI2026-142
| Dwellings | LVC payable | Per added dwelling |
|---|---|---|
| 2 the scheme reviewed | $132,500 | $132,500 |
| 3 | $168,750 | $84,375 |
| 4 | $202,500 | $67,500 |
Missing Middle 50% remission applied. Eligibility turns on facts about the applicant as well as the block and must be confirmed with the ACT Revenue Office.
No view on the asking price here. What a block is worth depends on what you would build and what it costs you to build it — run it with your own numbers and the answer is yours rather than ours.
What has not been checked
These were not assessed. Their absence from the list above is not evidence of their absence from the site.
- Contaminated land register
- Airport noise contours
- Registered easements and rights of way can end a project
- Sewer and water mains — build-over
- Crown lease purpose clause can end a project
- Concessional lease status can end a project
- Registered and regulated trees can end a project
- Ground conditions and geotechnical risk
- Solar access and overshadowing
- Third-party objection and ACAT appeal
Read from the block on 1 September 2026 and not changed since. Indicative screening, not a valuation or a feasibility study.
Send this to someone
Before any of this matters, the site has to work
The licence, the charge and the planning pathway are all downstream of one question: is the block worth developing at all? Put an ACT address in and get the zone, the unimproved value, the Lease Variation Charge at two, three or four dwellings, and a verdict on the asking price.
Figures as at 1 September 2026; page last reviewed 1 September 2026. Every figure here should be verified against the current instrument. This is a write-up of a block, not advice about a purchase; we are not connected with the seller or the agent, and nothing here is paid for. See how these are written, and how to correct one.
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