I can give you a hand with architectural side.

Hi Jimmy
When you have approved DA attached to the property it usually moves the property to deveopment site area of marketing. Whether it would really increase the valuation depends on the market you are in. 
However, reason for my response it is to warn you that Development Permit lasts for 4 years. If not taken (work done}, it simply lapses and…[Read more]

I am an architect and a developer. The way how we see it (my husband and me): for us the main thing is to get TDC (total development) costs down as much as possible.  So, for me it makes sense to do design and related architectural work free of charge, for myself and my family. That way we need to  come up with less $$ to make the construction…[Read more]

I can sense some disbelief and rightly so! I  don't know how to attach PDF to this comment (silly me!) to show you council's fees.
It is nice to hear that developments in other councils are easier to finance.

You can always visit Brisbane Council's website-its there.

Ballerina

Hi Shahin

We have actually paid less, because our DA was approved before 2011 and we were given  a discount. After that, Brisbane City Council has removed all discounts and for DAs approved in 2011 full amount is payable. In 2011 it was $26k/three bedroom dwelling ($18K for two bedroom). I haven't checked fees for 2012/13.
We are currently…[Read more]

Hi Shahin

We have actually paid less, because our DA was approved before 2011 and we were given  a discount. After that, Brisbane City Council has removed all discounts and for DAs approved in 2011 full amount is payable. In 2011 it was $26k/three bedroom dwelling ($18K for two bedroom). I haven't checked fees for 2012/13.
We are currently…[Read more]

Hi Aloha

We have just recently completed similar development in Brisbane. Does your TDC of $700 include Council contributions? They are very expensive here in Brisbane, for 3 townhouses we are talking some $70K. Ask your town planner about it! And choose your building designer/architect based on their design skills also, not the price only.

Good…[Read more]

We have 4 townhouses in Camp Hill (close to Annerley), brand new, recently completed. We have researched property managers and have chosen RE/Max Property Centre Toowoong. So far we are very happy with them, from the beginning: they have secured a good tenants for us with a very good rent. They communicate with us on time and are avaliable all the…[Read more]

I have seen people developing wrong product for a market.Have you checked what would be the best product for a market? Planning rules may let you to develop 3x3bed townhouses, or 330m2 gross floor area (terminology varies from council to coulcil). However, same allowed floor area may be distributed among 4x2bed townhouses or units. Or , maybe, the…[Read more]

I am involved in a JV at the moment. How it is done:new company was registered and company owns a land and has a loan. All JV partners are directors, however, different JV partners own different proportion of shares (based on percantage of $$$ contributed ). All cash contributied went into company's bank account. When project is completed, pro…[Read more]

I agree with all comments so far. On top of that: banks are very reluctant to lend against anything smaller than 60m2. Have you checked with the lender (s)?Going shopping is the best with loan preapproval in your pocket-gives you a barganing power and peace of mind.Highrise apartments usually do not have satisfactory growth. You have to research…[Read more]

Also, you have to know your outcome. If you intend to sell new houses, GST would be applicable. If you keep them as a rental property, different taxation….

Hi NoviceInvestorYou should really put the whole feasibility together, prior to purchasing a block. We have recently completed 4 townhouse development in Camp Hill, so I know the area very well. If you intend to build, you have much more costs to cover then just a subdivision: certification, consultants, surveyor…

I was looking at AG 18 months ago and couldn't find possibility for even neutral position, not to mention positive. Maybe things have changed in 18 months? Have you checked recent comparable sales in the area? If you have a servicability for a loan AND have enough deposit, banks would not refuse your a loan. It is normal residential area,…[Read more]

Hi BuriThanks for your comment. We have researched the area quite a lot and are aware that at the moment Dalby is not even near as flash as Chinchilla, Miles etc. Rentals are still in 'normal' range and newer stock is renting harder then older, affordable dwellings.Development activity exists, but not in a excessive range. Question is: is it a ti…[Read more]

Hi CrustyYou have just described at a length how I see Metropoles project development advice, based on many other people's experience. As an architect/developer, I got in contact with people who wanted to develop their development sites, chosen by Metropole as an buyer's agents/advisers. Most of the sites in question didn't stack-up! By developing…[Read more]

Hi Key StrategistThanks a lot for your comment. I am definitely going to do that.

It is not all in size. Good design is what matters, a good colour scheme and nice site layout. Too many developers use draftsmen with sub or no design qualifications, as a cost saving (though minimal, when we look at overall development cost!). Then they end up with really horribly looking developments. Plus cheap finishes… I regulary get bad…[Read more]

Out of our personal learning, best tax savings happen if you keep new properties as an buy and hold investment. It may work for your as well, since you are both PAYG professionals, paying regular tax. Your investment wouldn't be for you gusys to cover a living expenses, at least not in the short term

Answer to Luke:When project is done, you approach a bank for a new loan, based on the new value created. You get more money out since LVR is higher then for construction/development finance.  If project works (stacks up from the beginning), you should have enough to pay yourself out. If project has a  very low margin, then you may not have en…[Read more]