Amalgamation site

Address locked, Marrickville

3 houses today → about 45 homes as apartments, up to 8 storeys (tod) + bonus. About 1,250 m², 35 m frontage, zone R2.

Residual land valueA$5.5m

Likely ask (3 houses)A$5.0mFrom the land values x 1.15

HeadroomA$500k

Gain over buying separatelyA$500k

Claim this holding

A$182 inc GST · 3 months

A claim takes this holding 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 8 storeys (TOD) + affordable housing bonusTransport Oriented Development + Chapter 2 bonus · FSR 3.25:1 · 28.6 m	45	8	4,500 m²	A$55.0m	A$30.0m	A$5.5m	A$500k	A$11.0m29% on cost · 20% on revenue
Cost stack Construction 4,500 m² at A$5,500/m²A$24.0m Basement parkingA$1.5m DemolitionA$140k Consultants, DA and certification (9%)A$2.3m Contributions (A$28,000 per new home)A$1.2m Contingency (5%)A$1.4m 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$5.0m instead leaves A$11.0m pre-tax on a total development cost of A$37.5m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeys (TOD)Transport Oriented Development · FSR 2.5:1 · 22 m	35	6	3,500 m²	A$42.5m	A$24.0m	A$5.0m	A$250k	A$6.5m20% on cost · 15% on revenue
Cost stack Construction 3,500 m² at A$5,500/m²A$19.0m Basement parkingA$1.2m DemolitionA$140k Consultants, DA and certification (9%)A$1.8m Contributions (A$28,000 per new home)A$850k Contingency (5%)A$1.1m 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$5.0m instead leaves A$6.5m pre-tax on a total development cost of A$32.5m.

Site facts

Houses: House, 450 m² House, 450 m² House, 450 m²
Site area: About 1,250 m²
Street frontage: About 35 m (measured against the road corridor)
Zone: R2
Nearest nominated centre: About 350 m (straight line) · Transport Oriented Development area
Land value: About A$4,250,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes: Transport Oriented Development area.