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  • Profile photo of DavidSMorrisDavidSMorris
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    @davidsmorris
    Join Date: 2009
    Post Count: 6

    Hi Cashwalton,

    Woonona is a great place (its where I live). I am about to start construction on my own investment property here. Talking to local agents is a great way of gauging property prices. A good agent will give you details of recently sold property similar to what you propose to develop and the SALE price. Maybe contact Dignam in Thirroul, they seem to be BS free.

    Construction costs – Relativity Flat site, simple build, medium level finishes, we work on about $1400 to $2000 per square metre.
    Building 2 duplexes should reduce the square metre rated based on economies of scale.

    Looking through the Realtor you’ll notice unique well designed villas/duplexes are selling up to $200k more then a project style villa/duplex of the same size. These unique properties do not necessary cost more to construct.

    If you would like I could have a look at your ideas and help you discuss some solutions. I am also an architect and understand how the loopholes with our council work.

    Email me at [email protected] if you’d like to have a chat.

    David.

    Profile photo of DavidSMorrisDavidSMorris
    Participant
    @davidsmorris
    Join Date: 2009
    Post Count: 6

    dav_inaw

    Display homes are cheap and easy if your site is PREFECT for the one you select. Once you start making changes or have a site that is less the perfect the price starts climbing.

    In my experience if you cant get the perfect display home then using an architect to design a house of similar quality should cost about the same. The benefit is you now have a unique home.

    I am an architect and work in Sydney and the South Coast – if you need any help send me an email.

    David

    [email protected]

    Profile photo of DavidSMorrisDavidSMorris
    Participant
    @davidsmorris
    Join Date: 2009
    Post Count: 6

    Daniel

    If the land zoned for residential dwelling then a dwelling can be build. It should take about 5mins to find this out.

    If you want to build as per previous approval you will need to see if the design meet current regulations – your architect should be able to advise you on this without to much fuss.

    Alternatively you can meet with a planner from the council to discuss the existing plans.

    I am an architect, if someone came to me with this question i'd have the answer in days not weeks.

    Regards
    David

    Profile photo of DavidSMorrisDavidSMorris
    Participant
    @davidsmorris
    Join Date: 2009
    Post Count: 6

    Hi Ankit

    Hopefully I can shed some light on your development questions and in the interest of full disclosure please note that I am an architect.

    This is how I work.

    Step 1.
    Engage an architect to complete a feasibility. This should be a written document containing the specific regulations for your site and development options. 
    You can attempt to complete this study on your own depending on the usefulness of you council. Some councils will have great fact sheets with all your answers in one place, where other councils will have many document spread every and written in legal mumble jumble.
    Also a lot of the time the regulations are added to over a period of years resulting in small loop holes appearing. Only an architect of experienced investor will know of these loop holes, council will not offer up this information. These loop holes can result in bigger developments so I believe its worth paying the architect for the study.

    If you still need convincing read my case study.

    In a particular council area in NSW subdivisions are only permissible for site over 900sqm. Dual occupancy's do not have a minimum site size. Loop hole 1 – once a dual occ has been built it can be subdivided – no minimum requirements. Loop hole 2 – once build definition can mean ground floor slab complete. With the ground floor slab complete the subdivision can be approved and registered. Then, demolish the slabs and apply to build 2 dual occupancy dwellings on each site.
    In conclusion, Joe Citizen would have read the regulation and think only 1 dwelling was possible – the architect gets approval for 4 dwellings. The small price for the feasibility was worth its wait in gold.

    Step 2

    Now you have you feasibility study you will need to decide if developing the site fit your goals.
    If so arrange a meeting with the architect to discuss how you wish to develop the site. The architect should provide you with a written fee proposal detailing the architectural services and responsibilities of both parties.

    Step 3

    Accept the fee proposal and work with the architect to design a solution to your needs. At some stage you will require a surveyor and may require some other consultants – the architect can arrange for all of this to happen. Basically you can be as involved or detached as you wish.

    Step 4

    Let the architect handle the council applications – they will get it done without the pain and headaches.

    Cost

    You will have to pay council fees, surveyor's fee, any other consultants and the architect's fees.
    Like most things in life you get what you pay for. The architect's fee represents the level of service you are paying for. A low fee is likely to mean you will do a lot of the research and council applications, a higher fee should mean the architect is going to get it all done and just consult you where necessary.

    Therefore, find an architect you can work with and trust, your personalities work well together, don't look for the cheapest one, you want the work done properly the first time without headaches and I presume you want to make as much fair profit as you can.

    Best wishes
    David

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