Hi Eleanora,Not much of a response so far!The question is a little hard to get around, but I'll give it a go:Firstly, if the blocks are worth $700,000 each, why is a house worth $640,00? I would have to assume that land is reasonably scarce and that the average is affected by smaller land types like units and apartments.Planning for 10 x 2 bedroom…[Read more]

I understand a company by the name of Onyx is doing a lot of NRAS aligned property at the moment. I can't endorse their offering, but I have dealt with them on other issues and they have been good to deal with. Might be worth checking out.

As a rough rule of thumb, one dwelling per 300m2 is generally achievable. Higher densities can be achieved closer to town or close to transport and commerce hubs. Lesser densities will be encouraged further from town or in the "leafier" suburbs. Find someone who – as suggested elsewhere in this thread – is able to look after your needs from…[Read more]

From the information provided it seems feasible. First stop should perhaps be your local council town planning department, they are generally happy to help with this type of enquiry. Alternatively you can contact a private planner and engage them to assess the merits of your proposal.

Hi Limefroggy,I do quite a bit of work within Banyule and their requirements are of course much the same as the other municipalities. What you are proposing is not unusual, although it may in fact be under-utilising the land in planning terms.The advice sought and received, and the decisions made, early in the process are vital. Before you spend…[Read more]

As ever, you must understand what it is you are trying to achieve, and to the best of your ability, describe this in a business plan for your project. You can then use this plan to communicate your ideas and the feedback you get will in turn help you to refine the plan. If you're not sure about the design then focus your plan on your other…[Read more]

In developing property you will need ready access to a whole host of service providers including geotechnical engineers, land surveyors, planners, architectural drafters, structural engineers and some legal advice. Look for someone who has done what you are proposing to do. They'll understand the ins and outs, will have the contacts, and will…[Read more]

Yes, it's a busy time of year alright.And thanks DWolfe for the recommendation. This is the first time I've read the posts for a couple of weeks.The first and most important thing you need to do Frankston Fella, is to understand the planning overlays for the specific area. Different areas allow different densities. Proximity to services and…[Read more]

226m2 – that's a small site!Generally speaking, for a subdivision like that to be approved there will be either plans and permits approved or a S173 agreement setting out the requirements for future use of the land. This information should give you a good guide as to what is currently permitted for the land.If what you would like to do doesn't…[Read more]

Yes, you can. Just. And DWolfe, I would also endorse your Sunshine recommendation.

In my opinion, the best value – by a long way – seems to be the area between Heidelberg and Preston. It's close to town, well serviced, only just begun gentrification, and has liberal planning regulations.

Hi Simonehelene,Some great advice from Trev there.Ultimately, having a plan is the most useful thing you can do.There are professionals out there that can help with all of the elements that need to come together for a successful development, but you – as the developer – need to have the plan and the will to carry it out.In the first instance you…[Read more]

Here's a few methodological suggestions:A) Land within 500m of railway stations is currently being rezoned for higher densities. Apartments offer a higher density yield than houses.C) A consolidation of two neighbouring lots will often generate a higher density/m2 than the lots individually.D) Establish a feasibility template of your own…[Read more]

Hi Tahlie,It's not that difficult, but it does need to be clearly laid out, and all the important details agreed.What you are really proposing is two transactions:A) You will buy land from "his mother" You will build a new dwelling for "his mother".Any discount being proffered in either direction can be captured within these two transactions.There…[Read more]

Hi TK,Some good advice already.There is a process (alluded to by Michael) that is quite complex and time consuming. As also mentioned there may be other restrictions – beyond town planning – that could preclude development. A covenant will show up on a title search, or if the property is for sale then within the contract S32.In short, here's what…[Read more]

Hi Joe,What you are proposing to do is to become a property developer. And as pointed out above, your primary responsibility (after getting the right financial structure sorted) is to get the right team together to deliver your project. You will need sound advice around the design and delivery, and of course it all has to fit within the state and…[Read more]

Hi Bec,It seems, on the face of it, the land is fit for subdivision (it is probably large enough). In fact, it's possibly large enough to subdivide into 3 allotments – I'm sure that would make some interesting dinner table conversation.The LTO will no doubt want some money for the transfer of title, and in any case it's probably a good idea to…[Read more]

Old Man Jim,What you are proposing is reasonably unusual in my experience. If this is a suburban property there will almost certainly be a need for a TPP (DA) for the subdivision. The Rescode density requirement is (generally speaking) 1:300m2, but this doesn't necessarily mean each allotment needs to be 300m2, rather that the sub-divisible land…[Read more]

It's important to know that you are the person most likely to want the property most, as it is most valuable to you as a consolidation opportunity. So unless the other person he's talking to is the neighbour on the other side, wait.

Hi Rookie,If you don't yet have a TPP you will most probably need one to build your duplex. If that's the case just make sure your architect/designer is familiar with planning laws and processes as well as design.Best of luck with your project.