Address locked, Marrickville

1 house today → about 20 homes as apartments, up to 8 storeys (tod) + bonus. About 600 m², 15 m frontage, zone R2.

Residual land valueA$2.3m

Likely ask (1 house)A$1.2mFrom the 1 July 2025 land value x 1.15

HeadroomA$1.1m

Claimed

Claimed until 4 Feb 2027

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Apartments, up to 8 storeys (TOD) + affordable housing bonusTransport Oriented Development + Chapter 2 bonus · FSR 3.25:1 · 28.6 m	20	8	1,750 m²	A$22.0m	A$13.0m	A$2.3m	A$1.1m	A$4.0m27% on cost · 19% on revenue
Cost stack Construction 1,750 m² at A$5,500/m²A$10.0m Basement parkingA$600k DemolitionA$45k Consultants, DA and certification (9%)A$950k 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$1.2m instead leaves A$4.0m pre-tax on a total development cost of A$15.0m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeys (TOD)Transport Oriented Development · FSR 2.5:1 · 22 m	15	6	1,500 m²	A$18.0m	A$10.0m	A$2.2m	A$1.0m	A$3.8m32% on cost · 21% on revenue
Cost stack Construction 1,500 m² at A$5,500/m²A$8.0m Basement parkingA$475k DemolitionA$45k Consultants, DA and certification (9%)A$750k Contributions (A$28,000 per new home)A$375k 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$1.2m instead leaves A$3.8m pre-tax on a total development cost of A$12.0m.
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	350 m²	A$3.0m	A$1.6m	A$450k	-A$750k	-A$325k-11% on cost · -11% on revenue
Cost stack Construction 350 m² at A$3,700/m²A$1.4m DemolitionA$45k Consultants, DA and certification (9%)A$120k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$75k 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$1.2m instead leaves -A$325k pre-tax on a total development cost of A$3.0m.

Site facts

Site area: About 600 m² (15 m by 40 m)
Street frontage: About 15 m (measured against the road corridor)
Zone: R2 Low Density Residential · Inner West Local Environmental Plan 2022
LEP controls: FSR 0.6:1 · height 9.5 m · minimum lot not mapped
Nearest nominated centre: About 250 m to Marrickville station (straight line) · Transport Oriented Development area
Land value: About A$1,000,000 at 1 July 2025, NSW Valuer General · from A$900,000 at 1 July 2021 (+10%)
Notes: Transport Oriented Development area (Marrickville).

Neighbours

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