Not viable as a standalone site

Address locked, Marrickville

1 house today → 2 homes as dual occupancy. About 450 m², 12 m frontage, zone R2.

Residual land valueA$700k

Likely ask (1 house)A$1.6mFrom the 1 July 2025 land value x 1.15

Headroom-A$900k

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Every option the rules allow

Option	Homes	Storeys	GFA	Realisation	Costs	Residual land value	Headroom	Profit at likely ask
Dual occupancyHousing SEPP (R2 state-wide) · FSR 0.65:1 · 9.5 m	2	2	300 m²	A$3.0m	A$1.3m	A$700k	-A$900k	-A$425k-13% on cost · -14% on revenue
Cost stack Construction 300 m² at A$3,700/m²A$1.1m DemolitionA$45k Consultants, DA and certification (9%)A$100k Contributions (A$28,000 per new home)A$28k Contingency (5%)A$60k 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$1.6m instead leaves -A$425k pre-tax on a total development cost of A$3.3m.

Site area: About 450 m² (12 m by 35 m)
Street frontage: About 12 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 350 m to Marrickville station (straight line) · Transport Oriented Development area
Land value: About A$1,400,000 at 1 July 2025, NSW Valuer General · from A$1,200,000 at 1 July 2021 (+15%)
Notes: Transport Oriented Development area (Marrickville).

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

#5 · amalgamation 3 houses → 45 homes

Residual land valueA$5.5m

Likely askA$5.0m

HeadroomA$500k

1,250 m² · Apartments, up to 8 storeys (TOD) + bonus · R2 · address locked

Transport Oriented Development area