You'd be hard pressed to find one on the Lower North Shore. Most of the older one bedders (in original condition) my way sell for well over that price. Two bedders if you are lucky might come near the high 4's/low 5's.

If you are lucky you will find a few around Meadowbank, Ryde, West Ryde in that price range (some good ones too, not on main roads).

The window itself is 10-15 mm smaller than the opening, architraves.mouldings are then fixed around the window to cover the gaps.

Why do they wish to extend unless it is to their advantage to delay? Is the back up as good as the original contract?

Hint oh Wise one, smoke does not damage timber. What you might be seeing is either smoke residue (black soot etc) which is cosmetic – paint the joists if you're that desperate or charring from flames – which is much more significant and is damage.

The idea of insulation is to slow the transfer of heat either loss of heat from inside (in winter) or slow down the heat gain from the roof into the room below. Sisalation (shiny one side/blue on the other) generally goes between the roof battens and the rafters (before the roof is tiled) – this will not disguise any damage or smoke residue.

Bulk insulation eg batts goes between the ceiling joists.

Both serve their purpose in insulating the roof, sisal slows the heat gain from the sun into the roof space, bulk insulation slows the tranfer of heat from the roof cavity to the room and vice versa.

As it is exterior paint, light colours tend to last better and not fade. The things to watch include how well the paint will last being subject to heat, sun, wind, rain. cold etc.

The cheapest may not be the best option (why is your relo recommending this option)?

Joe,

all I am alluding to is that although outsiders can only see a large gap between retail prices for materials & the finished product, it is the years of skill etc which make up the pricee difference.

We all like to think that what we don't know can't hurt us but ignorance kills. Shortcuts, like a poorly laid out site, unsafe practices, poor oh&S etc are all likely to end up with lost time injuries which may leave you with no protection.

I would gravitate towards the one who says its a holding cost. At the end of the day it might make a couple of hundred $ difference but I would prefer to be claiming rather than amortising the cost.

how long is a piece of string?

For some there will be a positive impact but for those with existing retail premises or zoned residential adjoining the centre, there could be some big downsides. If it were accompanied by an announcement to improve transport it could have a bigger positive impact.

There is no development until it is constructed, so from completion/first occupation.