How to make my townhouses cheap…..

Hi Alfrescodining,

While it's important to be a cheap as possible just make sure you are still working with what the end buyer expects.

Building single level is generally cheaper, however you maybe still want to do double storey, if the return is worth it. Think about how many bathrooms etc and how big the actual buildings need to be. If the market expects 15sq, then don't build any bigger as the buyers wont pay. If you have a good architect they will make the most of the space to create something that is economical to build. Give them the brief that it needs to be cheap to construct.

Cheap on the finish, in the right ways, like laminate kitchens, pavers and small plants in courtyards, cheap carpets. You can still get a pretty good look with builders range items.

Negotiate with the builders, spell out everything in the contracts, and get them to pay for as much as you can. If they don't included the driveways or the landscaping or fences get them to do so.

Good luck hope it all goes well.

Cheers

D

Great minds type at the same time!

What I was getting at specifically was that I bought a property with DA to build 2 houses (in an area where it is close to impossible getting DA's) and they were custom houses. I found that builders charge much more for custom designed houses than 'project homes'. 

When I did a development on another site – we built 3 TH's and we did it through a builder who had townhouse project homes and we found that the cost was significantly lower than if the builder was quoting on a custom design.

My personal rule is that for lower resale values stick with project builders as much as possible. For upper areas stick with custom design.

Regards

Shahin

You so need to go with a project builder. Building a house behind an existing house isn't complex for the display home builders. 

I can assure you that any builder building a custom home will charge you plenty more than a project home design (obviously from the project builder himself/herself).

Again I wouldnt suggest using an architect for this type of a project but if you are going to use one regardless have you considered a good draftsperson instead of an architect?

Regards

Shahin

I wasn't suggesting getting the home builder to design – I was suggesting to use the existing home builder designs than getting a custom one done up. Also when you say a single storey townhouse – how many sqm are you talking about?

How do you make it cheap – look at cheap construction methods (not in any particular order)

• cladding/timber frame
• concrete floor/carpet
• low ceilings (2400 mm, less in service/utilities rooms)
• steer away from glitzy finishes (caesarstone/granite benchtops)
• "builder's package" appliances/fixtures
• single glazed windows (standard glass) with locks
• no air-conditioning, heating (only if really needed)
• insulation blanket/sarking to roof/walls
• low pitched metal deck roof
• no skirtings/basic cove cornice
• hollow core flush doors with passage sets
• simple/single colour scheme
• standard garage doors no remote operators (or preferably carport/open parking)
• framed glass shower screens
• tiled skirtings to bathroom, minimal splashbacks, no listello, feature tiles or capping tiles

That should drop the construction cost – get your specification and schedule of finishes right.

Ok would be interested to see how you went so either PM or email me.

Regards

Shahin