As a general rule of investment, you exclude the effects of tax and interest.

It may be advisable to have the site surveyed for boundaries and levels and to provide this information to a hydraulic engineer to discuss your options.

The use of stormwater pumps is quite normal, you generally have 2 pumps (backup pump) and a large reservoir (stormwater detention pit – which may be used for water recycling as well).

Architect Designed house – about $2500/m2
Project home – about $1500/m2

http://www.bmtqs.com.au/ConstructionCostCalculator.aspx

The purpose of the transfer is generally either property settlement or splitting ownership of asset to your partner not moving the asset from one spouse to the other. Your wife would be up for CGT (and probably stamp duty as well).

It depends upon your goals & the property.

If the property is well run and has a good strata manager, then probably not. If on the other hand, it is poorly run (ie lots of maintenance issues outstanding, substantial funds to be expended from sinking fund, large number of investors with low motivation etc), then it is important to get onto the BC.

Often, if you can be close to those on the BC, you can have some influence without the commitment.

An architect or designer who is familiar with your area will be able to assist in maximising the built area on your blocks. Although it may dictate a .35 FSR, some LEPs do not count areas like garages, storage, carports and the like in the GFA. So you may be surprised with the size of the house that you may achieve.

Just as bad is when the bank fails to discharge the mortgage so there are caveats all over the title.

Any unit/townhouse in Woodridge is generally great. Rents are super. Best locations are facing the super trail with ski-in ski-out

I'd hazard 10% -11% is very realistic considering the difficulty in financing ATM. Yield is not the only factor when it comes to the value. If you can lock the tenant in for 5 + 4 it would be preferable ie more certainty for the buyer, yield would drop if a longer term lease was in place.

What is the land value up that way ($/m2) – must be pretty low (const cost of brick factory @  $750/m2 x 2000 m2 = $1.5m – 20/50 = $900k. So land value = $600k or $200/m2).

Below market rents are not an incentive for buyers – what incentives have been given away to lure the occupant?

Are the rent reviews annual or every 3 years?

Is the purchase price inclusive of GST?

What type of reviews cpi? fixed? %? (& how often annual/at option)?

Things to factor in to your equations: cgt, gst on vacant property, stamp duty

There is quite a bit of good buying around Penrith/South Penrith – located near Westfields & Rail line. Plenty of +ve geared units if you look (some smaller blocks you may be able to pick up 2 or 3).