MARRICKVILLE · OPEN HOME
223/186C Victoria Road, Marrickville
The burgundy apartment that isn't beige and forgettable.
30 September 2026
I love a property that is a little different. Not your beige and white, easily forgettable property where I walk out and can’t remember a damn thing I saw or why I even went to the open home in the first place. I won’t lie, this property didn’t make it into my search at all for some reason. How I found it was through a buyer’s agent I follow on Instagram, who did a quick walkthrough — in that 10 seconds all I heard was designer, great colour scheme, and I knew I had to see it.
Victoria Road is not an easy road to find parking on. After circling several times I gave up and headed for Shadow Bake instead, to pick something up and calm my nerves before trying again. On the second try, lucky me, we found parking right outside. I gave my name to a lovely girl outside, then realised it was the wrong agency — it was for another listing entirely. Oops. After the confusion, we were let in, and I headed to the lift. After getting out, I had to walk down the hallway, and then we found the apartment.
Stepping inside, we were engulfed by the beautiful, deep, dark burgundy red shown in the listing photos. It created a moody atmosphere — it was different and inviting. As you walk in, there’s a small hallway where you’re wrapped fully in storage heaven; this place is well-equipped for apartment living. All your sh*t has a place to go. This is non-negotiable for me. There’s a place for my vacuum, mop, shoes, the whole lot.
Further down you enter a different colour zone in the kitchen and open-plan living room, bathed in a warm ochre tone. It all felt very designer and bespoke. This is the room that will sell this apartment — even I was tempted to get my chequebook out and ready to sign. There are 2 great-sized bedrooms, all with built-ins, with 1 having a private ensuite. Yes please. The cherry on top is the balcony — it’s massive and feels nice and private — and there’s also a car space on title, along with storage. Tick and tick.
This will tick all the boxes for a young couple or even downsizers. Location is great — close to cafes and parks, and 1km from Marrickville Metro. So what’s the catch? Wicks Place has a total of 270 apartments spanning multiple mid-rise buildings. This is a massive number, and something you need to be aware of and buy into with eyes wide open. There’s a major commercial and retail precinct at the bottom of this complex, and the entire mixed-use complex utilises the same overall strata management firm. While they share the same overarching managers, the commercial and residential sections are split into different “strata sub-committees,” or cost allocation tiers. This ensures residential owners aren’t financially responsible for the operational maintenance of commercial retail spaces like Harris Farm, and vice versa. Strata can be complex, and as I’ve said before, getting a strata report is non-negotiable as part of your due diligence.
Let’s talk numbers. The guide for this unit is $1.25M, with stamp duty at $51,708, so all in we’re looking at just over $1.3M. Plus ongoing strata fees of $1,490 pq, which is quite reasonable, but an added quarterly expense to factor in nonetheless. I found a few comparables from the same building: Unit 910, also 2 bed, 2 bathroom, 1 car space, sold for $1.495M (January 2026); Unit 905 sold for $1.63M (October 2025); while Unit 807 sold for $1.7M (September 2025). The drastic difference in price comes down to floor level, views, floor plans, and a classic real estate pricing strategy.
While we’ve seen a softening of the market since the changes were announced, the guide on this apartment at $1.25M, compared to those prior sale prices, feels odd, even factoring in views and floor plan. If it goes to auction, expect bidding to realistically push past the $1.25M guide, closer to the $1.32M–$1.38M range, which is where my estimate for this apartment sits.
Listing Details: 223/186C Victoria Road, Marrickville
Auction – 10 October 2026
Initial Price Guide – $1.25M
My Estimate – $1.32M–$1.38M
UPDATE — SOLD PRIOR TO AUCTION
Sold: $1.275M (2nd October 2026)
See you at the next Inside Open Home in the Inner West.
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