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Development › Marrickville › Holding #3

Amalgamation site

Address locked, Marrickville

2 houses today → about 30 homes as apartments, up to 6 storeys. About 900 m², 60 m frontage, zone MU1.

Residual land valueA$4.8m
Likely ask (2 houses)A$4.0mFrom the land values x 1.15
HeadroomA$750k
Gain over buying separatelyA$750k
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 6 storeys (LEP controls)Local Environmental Plan · FSR 3:1 · 23 m 3062,500 m² A$35.0mA$19.0mA$4.8mA$750k A$6.0m25% on cost · 18% on revenue
Cost stack
  • Construction 2,500 m² at A$5,500/m²A$15.0m
  • Basement parkingA$950k
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$1.4m
  • Contributions (A$28,000 per new home)A$750k
  • Contingency (5%)A$850k
  • 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$4.0m instead leaves A$6.0m pre-tax on a total development cost of A$25.0m.
Shop-top housing, up to 6 storeysLow and Mid-Rise (400 to 800 m) · FSR 3:1 · 23 m 2062,500 m² A$32.5mA$19.0mA$3.3m-A$750k A$4.0m16% on cost · 12% on revenue
Cost stack
  • Construction 2,500 m² at A$5,600/m²A$15.0m
  • Basement parkingA$750k
  • DemolitionA$90k
  • Consultants, DA and certification (9%)A$1.4m
  • Contributions (A$28,000 per new home)A$550k
  • Contingency (5%)A$900k
  • 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$4.0m instead leaves A$4.0m pre-tax on a total development cost of A$25.0m.

Site facts

Houses
House, 500 m²House, 400 m²
Site area
About 900 m²
Street frontage
About 60 m (measured against the road corridor)
Zone
MU1
Nearest nominated centre
About 650 m (straight line) · 400 to 800 m from a nominated centre
Land value
About A$3,500,000 at 1 July 2025, NSW Valuer General (the houses together)