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Development › Marrickville › Holding #2

Amalgamation site

Address locked, Marrickville

3 houses today → about 55 homes as apartments, up to 8 storeys (tod) + bonus. About 1,750 m², 45 m frontage, zone R2.

Residual land valueA$7.0m
Likely ask (3 houses)A$6.0mFrom the land values x 1.15
HeadroomA$1.0m
Gain over buying separatelyA$325k
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.

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Every option the rules allow

OptionHomesStoreysGFARealisationCostsResidual land valueHeadroomProfit at likely ask
Apartments, up to 8 storeys (TOD) + affordable housing bonusTransport Oriented Development + Chapter 2 bonus · FSR 3.25:1 · 28.6 m 5585,000 m² A$65.0mA$37.5mA$7.0mA$1.0m A$11.0m22% on cost · 16% on revenue
Cost stack
  • Construction 5,000 m² at A$5,500/m²A$30.0m
  • Basement parkingA$1.9m
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$3.0m
  • Contributions (A$28,000 per new home)A$1.5m
  • Contingency (5%)A$1.7m
  • 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$6.0m instead leaves A$11.0m pre-tax on a total development cost of A$47.5m. Includes 15% affordable housing at 65% of market.
Apartments, up to 6 storeys (TOD)Transport Oriented Development · FSR 2.5:1 · 22 m 4564,000 m² A$55.0mA$30.0mA$6.5mA$500k A$10.0m25% on cost · 18% on revenue
Cost stack
  • Construction 4,000 m² at A$5,500/m²A$23.0m
  • Basement parkingA$1.5m
  • DemolitionA$140k
  • Consultants, DA and certification (9%)A$2.2m
  • Contributions (A$28,000 per new home)A$1.1m
  • Contingency (5%)A$1.3m
  • 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$6.0m instead leaves A$10.0m pre-tax on a total development cost of A$40.0m.

Site facts

Houses
House, 500 m²House, 600 m²House, 600 m²
Site area
About 1,750 m²
Street frontage
About 45 m (measured against the road corridor)
Zone
R2
Nearest nominated centre
About 950 m (straight line) · Transport Oriented Development area
Land value
About A$5,500,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes
Transport Oriented Development area.