Whilst it is prudent to approach the municipal planners to get their opinion on possible development opportunities, you must also remember they are not in the business of subdividing and development.One should not necessarily be deterred by the opinion of the council if the proposal fits within the parameters of the planning provisions and other…[Read more]

I believe there are 9.29m2 to a square.Generally it is less expensive to build out than up.

No worries Steve.Yes, project costs should always encapsulate all costs.I'm not here to advertise Steve – I get at least as much information as I give – but, yes, we do that sort of work. And again, best of luck with the project.

Hi Mav86,

This is a question I am asked a lot. There is no "one size fits all" answer, however, it's almost certain that the bigger it is the more it will cost. So, if you are looking to make a profit it's a good idea to contain costs.

We recently got a permit for a client for a 3br + study dwelling, behind an existing dwelling, that was 99m2.…[Read more]

Hi Mav86,This is a question I am asked a lot. There is no "one size fits all" answer, however, it's almost certain that the bigger it is the more it will cost. So, if you are looking to make a profit it's a good idea to contain costs.We recently got a permit for a client for a 3br + study dwelling, behind an existing dwelling, that was 99m2. It's…[Read more]

Hi Steve,It's a good sized property, and one would think 4-6 dwellings, depending on size, car parking, and proximity to amenities, would be a reasonable outcome. Before approaching anyone regarding this sort of project I suggest you put your targets in writing. I find, in dealing with clients, that the "triangulation principle" can work well to…[Read more]

Hi Reeeen,Firstly, congratulations on having a go. It's much easier to say than do.There's plenty of good advice available on this forum, but you need specific advice.I don't personally know Melanie, but she seems to be knowledgeable and pragmatic. I would suggest you seek a meeting with her, or another town planner, and get to the bottom of your…[Read more]

The information is freely available but not easily understood.In trying to find a property that is suitable, I would suggest looking at those suburbs in which these conversions are already taking place. For example we're currently doing one in Collingwood, and there are plenty of others around that area.Another option I had been considering, as I…[Read more]

Hi Minidaz1,As ever, some great advice above.Subdividing is not difficult, but it is reasonably complex and can be time consuming.The actual subdivision is not difficult and most surveyors can prepare the plan of subdivision and supporting documentation for you. The bigger issue, as pointed out by Malanie, is that one generally needs permission to…[Read more]

Personally, I love clinker brick, so I may be biased.Re-finishing the walls – one way or another – is expensive so perhaps you could consider a different approach?You could freshen up the the windows, doors and trim work with a well selected paint colour and perhaps even install a new entry door. Perhaps some landscaping would change the appearance?

I hope the following doesn't stray too far off topic.Firstly, ascertain if the project is feasible.In very simple terms, and before allowing for tax:Land cost* + development costs** = cost baseValue at completion – cost base = marginYour margin should be 20% or more*The land cost needs to be included in you feasibility even if you own the land. It…[Read more]

Now, this is just an opinion.Buy landed property as close as you can to the CBD.Ideally the property should be located close to public transport and other amenities.

Hi Baysider,In my experience, you have several potential options:Apply to subdivide the land using a S173 agreement with the council. The land can then be sold to someone else to do with what they wish as long as it does not contravene the S173.Apply to subdivide and develop the land by making a complete TPP submission. You could then sell the…[Read more]

Hello CSQ,Thanks for the thanks.The issues of process, as you being a planner would understand, are often misunderstood by investors wanting to develop property. The process is not particularly difficult but it is quite complex and it's easy to miss bits that may become vitally important as a proposal progresses.The dot points I set out in this…[Read more]

Link,Consider booking (and paying for) some time with a planner, designer or architect in the area who is familiar with the type of project you wish to undertake. Ask for two hours of their time, prepare a list of questions, and take notes. $500 for a big heap of expertise is a bargain in my opinion.

It's an interesting question.Perhaps it has to with the structure you use.I'm not an expert in these matters, but there are others on here that are.In any case perhaps it could work like this:You form a unit trust with a corporate trustee to purchase the property.You provide security for the trust using your equity.The trust has your daughter as…[Read more]

It's my line of work, so I may be biased, but you might consider:Buy a well located house with adequate land for say $700,000Subdivide the land and build a second dwellingSell the existing house on its subdivided land for say $600,000Take your cash back and retain the (new) second dwelling financed at an LVR of 60%And good luck whichever way you go.

I'm speculating here, but it sounds like CHL is renting the property via the NRAS.

I would estimate it will cost in the vicinity of $20,000 to move the house. I also agree with Catalyst and suggest you first ascertain if the land can be subdivided. 600m2 is potentially large enough for a subdivision but will depend on location and zoning. It's a smart idea.

Some very basic answers to your questions:Firstly, the term "condominium" is not commonly used in describing Australian real estate types. Instead, they are referred to generically as units, or more specifically as apartments or townhouses depending on the configuration.Allow 18 months from concepts to completion for a smaller project, of which 6…[Read more]