All Topics / Value Adding / The Property Development Process

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  • Profile photo of MichaelYardneyMichaelYardney
    Participant
    @michaelyardney
    Join Date: 2001
    Post Count: 616

    It’s great to find a forum dedicated to property development. I have already made a few small contributions, so allow me to introduce myself.

    My name is Michael Yardney and my company Metropole Projects is currently involved in 80 development projects for clients from all around Australia.

    I have been involved in proeprty for over 30 years and in property development for about 20 years. I speak at conferences all around Australia and in Asia on property development.

    I’m not telling you this to boast – I don’t need to impress you. It is to help you understand my credentials when I post.

    I also write a monthly newsletter on property investment and development read by over 10,000 investors each month – you can subscribe at http://www.metropoleprojects.com.au
    You can also see some of the services we offer to investors and budding developers there

    To assist budding developers I would like to outline the development process in what is going to be a long post: –

    Developers follow a sequence of steps from the moment they first conceive a project to the time they complete the physical construction and begin ongoing asset management.

    While the sequence may vary slightly, usually the development is broken up into the following elements:-

    coming up with the idea
    refining it
    testing its feasibility
    negotiating contracts
    making a formal commitment
    constructing the project
    completing the project and finally
    managing the new project.

    While the process varies from project to project in essence the steps are as follows: –
    1. Pre Purchase
    Here you look for a block of land with potential for development. At this stage you should already have your finance in place so that you know your limits.

    You should also have a team of consultants organised who can advise you as to the project’s viability. These should include a development manager who can coordinate the whole process or individually -a solicitor, an architect, a surveyor a town planner and estate agent to advise honestly on end values and marketability.

    2. Concept stage
    You find a potential site – now you must come up with a concept for it. What can you put on it? How many units? How big? What restrictions are there?

    To find out what can be built on the block you need to assess the local council’s policy towards development and see how many new dwellings can be put on the block. At Metropole we tend to have these documents in our office but they are generally available over the internet at the local council’s web site, or in hard copy form from their front desks.

    You should also assess what the market wants in that area and what would sell or lease well. It is important to design and build a project that is marketable.

    You must also undertake a detailed analysis of the neighborhood character as an important consideration of town planning is keeping the neighborhood character.

    Then you put pen to paper and do some sketches allowing for setbacks, driveways and private open space (as required by council and the planning scheme). Next place garages and parking spaces and leave room for turning circles to drive out in a forward motion as required by council. The land that is left over after all of this will determine how many units and of what size can fit on the block.

    Next comes some number crunching in a feasibility program. Include time scales, all costs including consultants and construction costs as well include likely end sale values and the profit margin you want. This will enable you to work out what the land is worth to you.

    If it is a viable development we would consider putting an offer in for the land.

    3. Purchase
    At this stage you buy the land at a price that allows you to make a commercial profit. Decide in which entity you will get the best asset protection and the best tax advantages.

    4. Town planning / Development Approval
    Your architect draws up plans that fit in with the planning regulations and accords with the local council’s development guidelines. Due to the increasing complexity of the development process, a surveyor and town planner are often involved at this stage. This stage may take up to 10 months before you get a development approval.

    5. Working Drawing and documentation.
    Once the DA has been achieved your architect and engineer document the working drawings to allow you to get a building permit (called a Construction Certificate (CC) interstate.) This stage takes 2 – 3 months.

    6 Pre Construction
    At this stage we obtain quotes from builders and bank approval for the development loan.

    7 Construction
    Finally you get on site to build your project, paying the builder progressively at the completion of each stage using draw downs from our bank loan. This stage can last 6 – 12 months depending on the size of the project.

    8. Completion
    The project is leased or sold

    Michael Yardney
    Metropole Properties
    http://www.metropole.com.au

    Profile photo of Robbie BRobbie B
    Member
    @robbie-b
    Join Date: 2004
    Post Count: 2,493

    Hey, good info.

    One question, why are there two websites for the same thing or did I miss something?

    Robert Bou-Hamdan
    Mortgage Adviser

    M: 0414 347 771
    E: [email protected]
    W: http://www.mortgagepackaging.com.au

    FREE Finance-Related Newsletter: See – http://www.mortgagepackaging.com.au/index_files/newsletter.htm

    Comments made are of a general nature and should not be construed as individual advice.

    © 2004 Mortgage Packaging Pty Ltd

    Profile photo of MichaelYardneyMichaelYardney
    Participant
    @michaelyardney
    Join Date: 2001
    Post Count: 616
    Originally posted by The Mortgage Adviser:

    Hey, good info.

    One question, why are there two websites for the same thing or did I miss something?

    Simple answer.

    The old web site was http://www.metropole.com.au It’s almost 3 years old now and needed a face lift.

    You caught us in the middle of the change over

    We have just been upgrading the old site into 3 sites for each of the divisions of our business

    http://www.metropoleprojects.com.au for the property development management side (just went live a few days ago)

    http://www.rentingmelbourne.com.au for property management new site up for only a week or so
    and
    http://www.buyingmelbourne.com.au for the established investment property arm of the business.- will be up in a week or so

    The old site that you refer to http://www.metropole.com.au will jst become a portal for the other three sites by the end of next week.

    Michael Yardney
    Metropole Properties
    http://www.metropole.com.au

    Profile photo of Robbie BRobbie B
    Member
    @robbie-b
    Join Date: 2004
    Post Count: 2,493

    Good luck with it all.

    Robert Bou-Hamdan
    Mortgage Adviser

    M: 0414 347 771
    E: [email protected]
    W: http://www.mortgagepackaging.com.au

    FREE Finance-Related Newsletter: See – http://www.mortgagepackaging.com.au/index_files/newsletter.htm

    Comments made are of a general nature and should not be construed as individual advice.

    © 2004 Mortgage Packaging Pty Ltd

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