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Development › Marrickville › Holding #10

Amalgamation site

Address locked, Marrickville

3 houses today → about 45 homes as apartments, up to 8 storeys (tod) + bonus. About 1,250 m², 30 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$210k
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 4584,500 m² A$50.0mA$30.0mA$5.5mA$500k A$6.5m17% on cost · 13% 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$1.1m
  • 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$6.5m 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 3563,500 m² A$42.5mA$23.0mA$5.0m-A$100k A$7.5m24% on cost · 17% on revenue
Cost stack
  • Construction 3,500 m² at A$5,500/m²A$18.0m
  • 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$7.5m pre-tax on a total development cost of A$30.0m.

Site facts

Houses
House, 450 m²House, 450 m²House, 450 m²
Site area
About 1,250 m²
Street frontage
About 30 m (measured against the road corridor)
Zone
R2
Nearest nominated centre
About 450 m (straight line) · Transport Oriented Development area
Land value
About A$4,500,000 at 1 July 2025, NSW Valuer General (the houses together)
Notes
Transport Oriented Development area.