The Edmondson Park development pipeline now runs to seven major residential projects, and the largest proposes towers of up to 40 storeys.
Every one of them sits within about 500 metres of the railway station. This article sets out each project, its address, its developer and where it stands.
Written by Daniel Whitfield, founder of Australia Develops, who has personally bought, subdivided, and built property across Australia.
Edmondson Park Development 2026 — The Pipeline
Seven projects are in the system, together proposing more than 3,500 homes on land in the Liverpool local government area.
| Site | Developer | Scale | Status |
|---|---|---|---|
| 4–8 Buchan Avenue | Urban Property Group | 1,827 apartments, 15 towers | Scoping report lodged |
| Chapter Place | Urban Property Group | 1,900 homes, $1.5 billion | Under construction |
| 164 Croatia Avenue | Bathla Group | 600 apartments, $215 million | Lodged with council |
| Block 20A, Town Centre North | Landcom | 172 affordable rental homes | Exhibited May to June 2026 |
| 361–363 Bernera Road | Aland | 179 apartments, $125 million | Re-lodged, expanded |
| 225 Croatia Avenue | Bathla Group | 219 apartments, six buildings | Lodged with council |
| 200 Croatia Avenue | Dalma Holdings | 148 apartments, $40.5 million | Resubmitted after council feedback |
The Edmondson Park pipeline
Counts cover the seven projects set out below. Several remain undetermined.
The suburb was rezoned for urban development in 2008 and planned under the Edmondson Park South Development Control Plan 2012, which set out about 3,530 dwellings.
The current pipeline would roughly double that figure on its own, and it is concentrated on apartment sites rather than house lots.
Two forces drive the shift. Landcom’s greenfield land sold out, and state housing policy changed in December 2023 to reward affordable housing with extra height and floor space.
Where the Projects Sit
Every project below lies within roughly 500 metres of Edmondson Park station, in the Liverpool local government area about 40 kilometres south-west of the Sydney central business district, along the same corridor as Leppington.
Where the projects sit
Schematic layout — relative positions only, not to scale.
The station sits on Soldiers Parade, with the Ed.Square town centre on the adjoining block.
Google Maps shows the streets but not the planning boundaries. For the controls applying to any individual parcel, the NSW Planning Spatial Viewer is the authoritative source.
PROJECT 1 — 1,827 Apartments Across 15 Towers at Buchan Avenue
STATUS: SCOPING REPORT LODGED, STATE SIGNIFICANT PATHWAY
Urban Property Group has proposed 15 towers ranging from four to 40 storeys, holding about 1,827 apartments, across 4–5, 6–7 and 8 Buchan Avenue.
The developer lodged a scoping report seeking project specific Secretary’s Environmental Assessment Requirements and rezoning study requirements for the multi-stage project.
The mix would cover shoptop housing, market residential, co-living and affordable housing. The developer also names build-to-rent as a possibility.
The site sits 330 metres from Edmondson Park station, next to a high school under construction, and 400 metres north-west of the Ed.Square shopping centre. Comparable towers are proposed at Camden and Oran Park.
Urban Property Group bought five sites from Landcom in 2021. This proposal replaces three schemes already approved across them.
Those scrapped approvals covered 266 apartments and 40 terraces on site 5, and an eight-storey, two-tower project of 131 units on site 4.
The Housing Delivery Authority recommended state significant status for the proposals at sites 4 and 5. That recommendation moves the decision away from Liverpool City Council.
PROJECT 2 — $1.5-Billion Chapter Place, 1,900 Homes
STATUS: UNDER CONSTRUCTION, FIRST STAGE
Urban Property Group broke ground on Chapter Place in August 2025. The masterplanned precinct covers 1,900 homes at a stated value of $1.5 billion.
Cox Architecture designed the first stage of 43 terraces, which the developer expects to finish in the middle of 2026.
Separately, the developer is building 106 townhouses on Buchan Avenue sites 1 and 2, where construction has already started.
Those 106 townhouses are all that survives of an approved 178-townhouse scheme. The developer dropped the portion planned for site 3 in favour of the 15-tower proposal.
PROJECT 3 — $215 Million, 600 Apartments at 164 Croatia Avenue
STATUS: LODGED WITH LIVERPOOL CITY COUNCIL
Bathla Group lodged a $215 million masterplanned development on a 4.2 hectare greenfield site at 164 Croatia Avenue, beside the town centre.
The four-stage scheme covers three hectares of the site, with the remainder set aside as green space.
Plus Architecture designed nine buildings ranging from four to nine storeys, holding 600 apartments in total.
The first stage of 94 apartments sits at the south-western corner. Each building carries eight apartments per floor around a central courtyard.
One-bedroom apartments start at 70 square metres with 10 square metre terraces. Three-bedroom apartments start at 95 square metres with 12 square metre terraces.
Three basement levels would hold 930 vehicles, with 1,300 square metres of retail at ground level.
The application replaced an earlier Tony Owen Partners scheme for Super Star Holding Group, which bought the site in two tranches during 2016 for a combined $24.5 million.
PROJECT 4 — 172 Affordable Rental Homes at Block 20A
STATUS: EXHIBITED 19 MAY TO 1 JUNE 2026 — SSD-99909708
Landcom is proposing 172 affordable rental homes at Block 20A in Edmondson Park Town Centre North, which the state assesses and determines.
The application describes a part two, part nine and part fifteen storey building. In practice that means five townhouses alongside a nine-storey and a fifteen-storey tower.
The mix covers one, two and three-bedroom apartments. The NSW Planning Portal classifies it as in-fill affordable housing.
Because it carries that classification, the state assesses and determines it rather than Liverpool City Council. Its reference is SSD-99909708.
The exhibition period ran from 19 May to 1 June 2026, and the project record publishes every submission made during that window.
PROJECT 5 — $125-Million Edmondson Collection at Bernera Road
STATUS: RE-LODGED WITH EXPANDED HEIGHT AND YIELD
Aland is developing The Edmondson Collection on a 1.1 hectare site at 361–363 Bernera Road and 120 Passendale Road.
The Joint Regional Planning Panel originally approved 137 apartments across three buildings at the address in 2022.
Aland then re-lodged with a 30 per cent increase in gross floor area. Buildings A and C rise to four storeys, and Building B to six and eight storeys.
The amendment adds 40 apartments, of which 27 are affordable, taking the total to 179 units. Stanisic Architects designed the scheme.
Aland directs the affordable units at essential workers, including teachers, police officers, nurses and paramedics, under the Housing Australia Future Fund.
The site is 500 metres from the station and sits across the road from Aland’s Costello development, completed in 2021.
PROJECT 6 — 219 Apartments at 225 Croatia Avenue
STATUS: LODGED WITH LIVERPOOL CITY COUNCIL
Bathla Group has a second Edmondson Park scheme at 225 Croatia Avenue, a short distance from its larger 164 Croatia Avenue site.
The proposal covers 219 apartments across six buildings, designed by Rothelowman, and was lodged with Liverpool City Council.
Holding two applications on the same street gives the group about 819 apartments in one suburb if both proceed as lodged.
PROJECT 7 — 200 Croatia Avenue, Grown From 120 to 148 Apartments
STATUS: RESUBMITTED AFTER COUNCIL TRAFFIC CONCERNS
Dalma Holdings, a vehicle of Sydney builder Anton Pincevic, first lodged a $28 million scheme at 200 Croatia Avenue in April 2023.
That version proposed two six-storey shoptop buildings with 120 apartments on a 6,397 square metre allotment carved from the parent lot.
Each building held a retail unit, eight one-bedroom, 46 two-bedroom and six three-bedroom apartments, 500 metres north of the station.
Liverpool City Council raised concerns about traffic flow and the McFarlane Road intersection, and the developer revised the application rather than see it refused.
The resubmitted version is a $40.5 million proposal for 148 apartments in two eight-storey buildings, adding two storeys and 28 apartments.
Siva Projects and HDC Planning manage the application, and Mosca Pserras Architects designed both versions.
This exchange is the clearest public record of what the council will and will not accept on apartment sites in the suburb.
The Infrastructure Behind the Pipeline
Every project above depends on infrastructure that arrived before it, and on road capacity that has already constrained one application.
The infrastructure the pipeline depends on
Sources: Transport for NSW, Liverpool City Council, Frasers Property and developer reports.
The station opened on 8 February 2015 with one island platform and two faces, entered from Soldiers Parade.
Transport for NSW has expanded commuter parking well beyond the original 400 bays, and a seven-storey car park now sits beside the station, mirroring the pattern seen across the Western Sydney Airport corridor.
Frasers Property delivered the Ed.Square town centre in stages from 2019, and Landcom’s town centre plan pairs retail floor space with about 4,000 homes.
Road capacity is the visible limit. The council’s objection at McFarlane Road shows where the constraint bites first.
Affordable Housing Is Driving the Height
The reason so many Edmondson Park buildings grew taller between 2023 and 2026 is a change to state housing policy, not a change to the local plan.
| Project | Affordable component | Mechanism |
|---|---|---|
| Block 20A (Landcom) | All 172 homes | State significant, in-fill affordable housing |
| Edmondson Collection (Aland) | 27 of 179 apartments | Height and floor space bonus under the housing policy |
| Shop top housing (SSD-93017956) | 15 per cent of 229 apartments | In-fill affordable housing |
| Buchan Avenue (Urban Property Group) | Not yet quantified | Affordable housing named in the proposed mix |
In December 2023 the NSW Government amended its housing policy to reward affordable housing with extra development capacity.
A floor space ratio bonus applies where at least 10 per cent of gross floor area is affordable housing. A scalable height bonus allows up to 30 per cent more height at 15 per cent.
Aland used exactly that pathway. Its Edmondson Collection gained 30 per cent more floor area and rose to eight storeys, adding 40 apartments of which 27 are affordable.
The same policy creates the in-fill affordable housing category that sends Block 20A and the 229-apartment shop top scheme to the state for determination.
Read together, the pipeline shows one policy change reshaping building heights, unit counts and even which authority decides the application.
What Has Not Been Confirmed
Most of the homes counted in this pipeline exist only on paper, and several widely quoted figures describe proposals rather than approvals.
Under construction or delivered
43 terraces, Chapter Place stage one
106 townhouses on Buchan Avenue sites 1 and 2
Ed.Square town centre, two stages from 2019
A high school beside the Buchan Avenue sites
Proposed, not determined
1,827 apartments in 15 towers at Buchan Avenue
600 apartments at 164 Croatia Avenue
219 apartments at 225 Croatia Avenue
172 affordable homes at Block 20A
148 apartments at 200 Croatia Avenue
The 1,827-apartment Buchan Avenue scheme sits at scoping. The department has not exhibited an environmental impact statement, and nobody has determined it.
Sources disagree on the delivered size of the Ed.Square town centre. Frasers Property described about 25,000 square metres across two levels, while trade coverage has reported about 40,000 square metres.
The difference appears to turn on whether the figure counts the delivered stages or the full approved build-out. Both figures cite 45 tenants.
Aland reported a construction start in the third quarter of 2024 with completion expected in late 2025. No completion announcement had followed.
The 3,545 home figure adds proposals that compete for the same road and school capacity, so it is a ceiling rather than a forecast. Wider Sydney price movement will shape how many actually proceed.
Liverpool City Council publishes lodged applications and their assessment documents through its development and building pages, and state applications sit on the major projects register.
Project Status and Delivery Timing
| Project | Homes | Value | Stage | Decided by |
|---|---|---|---|---|
| Buchan Avenue, 15 towers | 1,827 apartments | — | Scoping report | State |
| Chapter Place | 1,900 homes | $1.5 billion | First stage building | Council |
| 164 Croatia Avenue | 600 apartments | $215 million | Lodged | Council |
| Block 20A, SSD-99909708 | 172 affordable homes | — | Exhibited May to June 2026 | State |
| 361–363 Bernera Road | 179 apartments | $125 million | Re-lodged | Panel |
| 225 Croatia Avenue | 219 apartments | — | Lodged | Council |
| 200 Croatia Avenue | 148 apartments | $40.5 million | Resubmitted | Council |
| Shop top housing, SSD-93017956 | 229 apartments | — | Preparing an impact statement | State |
| 267–281 Bernera Road | 61 units | — | Appeared February 2026 | Council |
Summary
Edmondson Park has moved from land release to high-density infill, and the pipeline is now larger than the original plan for the whole suburb.
The 2012 development control plan set about 3,530 dwellings. The seven projects above propose more than 3,500 on their own.
Neither of the two largest schemes has been determined. The 15-tower proposal sits at scoping, and the 600-apartment scheme sits with the council.
Road capacity is the constraint that has already bitten once. The exchange over the McFarlane Road intersection is the public record of it, much as rezoning around Parramatta has been shaped by capacity limits.
What is being built in Edmondson Park?
Seven major residential projects are in the pipeline, proposing more than 3,500 homes. They range from 43 terraces under construction to a proposal for 15 towers of up to 40 storeys.
Who are the developers in Edmondson Park?
Urban Property Group, Bathla Group, Aland, Landcom, Dalma Holdings and Frasers Property all hold sites or live applications in the suburb.
How tall are the towers proposed for Edmondson Park?
The tallest is Urban Property Group’s Buchan Avenue scheme, with 15 towers ranging from four to 40 storeys. It had not been determined.
Is there still land for sale in Edmondson Park?
Landcom’s Mondo estate sold out and its final land registered on 4 June 2026. New house lots now come from resale rather than release.
This article is general information only and is not financial, legal or planning advice. See the Disclaimer for details.
