Screen doors are relatively cheap and good for security i think if you can get them during construction where you can have standard sizes put it then its ok. (plus some people like to leave their doors open to get airflow through the house.
Blinds and curtains – If your reselling the homes i would say don't include them, the majority of people are going to install what they want themselves. I.e. You installing a base model curtain or blind its most likely getting ripped off anyway. If its a rental property i would install them. But i would only install base model curtains/blinds, Unless it was a upper price spec home then i would choose a better quality.
I think with development. A lot of those features whilst individually don't make a big difference and might not increase the value more then cost (ie the cost of ducted air conditioning is most likely just going to add that in value) But people expect air conditioning these days in a new home. So eventually if your competing against a property that has remote control carport, air con, security screens vs someone that hasn't included them. They get the sale and you don't. At the same time you don't want to go over the top and put the best air conditioning system in. perhaps just the mid range. Or choose a cheaper brand that has a great warranty. You might save 1000's of dollars going the cheaper version and the buyers or Tennant still get the benefits that if it breaks down it gets fixed for free. Went a bit off topic there.
Update
Earlier in the week the plumbers were out there for 2 days completing the below ground sewer. They partially completed the stormwater too, mainly behind the rear units.
Tomorrow the concreter begins. Forecast for rain tomorrow but the rest of the week should be nice and sunny
Cheers
Oscar
<img alt="" border="0" height="496" id="lightboximg0" src="http://somersoft.com/forums/attachment.php?attachmentid=10561&d=1373189572" style="border:solid 4px black;border-bottom-width:0px;" title="plumbing 1.jpg;
872 x 654 (@76%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg1" src="http://somersoft.com/forums/attachment.php?attachmentid=10562&d=1373189598" style="border:solid 4px black;border-bottom-width:0px;" title="plumbing 2.jpg;
893 x 670 (@75%)” width=”662″ />As always great looking development. Good work Oscar. Taz
OC1 – thanks for the detailed and helpful information. I'm currently doing a development in the Eastern suburbs of Melbourne demolishing the existing house and building 2 new double story townhouses. One is 199m2 (21 squares) the other 131m2 (14 squares) – these areas exclude the double garages. I'm currently waiting for the Town Planning Permit to come through.
Can you give anymore information on your build cost of $625K. You did mention that you are a registered builder so are able to build cheaper than normal but that price still seems low compared to the research I have come across. Can you tell me what cost per m2 you use as a guide? Does your $625K include demolition, garages, landscaping?Will the quality of finish included stone tops, timber flooring to living areas, carpet to bedrooms?
Any additional information will help. I will be looking to get working drawings done up and tenders to builders as soon as my TP Permit comes through. Thanks.
Hi guys
I thought I would put up a few pics showing the various stages before the concrete is poured. Weather permitting this will occur tomorrow. I'll then wait a few days for this to settle as proper curing will greatly increase concrete strength and durability. My carpenter will then come onto site to begin construction of the frames.
Oscar
<img alt="" border="0" height="496" id="lightboximg2" src="http://somersoft.com/forums/attachment.php?attachmentid=10605&d=1373786839" style="border:solid 4px black;border-bottom-width:0px;" title="concrete prep.jpg;
765 x 574 (@87%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg3" src="http://somersoft.com/forums/attachment.php?attachmentid=10606&d=1373786872" style="border:solid 4px black;border-bottom-width:0px;" title="concrete pre pour.jpg;
765 x 574 (@87%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg4" src="http://somersoft.com/forums/attachment.php?attachmentid=10607&d=1373786914" style="border:solid 4px black;border-bottom-width:0px;" title="concrete pre pour 2.jpg;
868 x 651 (@77%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg5" src="http://somersoft.com/forums/attachment.php?attachmentid=10608&d=1373786944" style="border:solid 4px black;border-bottom-width:0px;" title="concrete pre pour 3.jpg;
788 x 591 (@85%)” width=”662″ />Hi Urilla
The price includes everything and at the quality of finish you have mentioned. The cost per m2 ranges and I do an estimate for each project. There's too many variables. Stormwater and services etc. As a guide though I would use $1500m2 for a medium finish. My costs are lower as I am a registered builder too.
The other important aspect is to design your units/townhouses in the most cost effective way at the design stage. I find many people miss this. A fair chunk of your construction costs are pretty much determined at this point. I have redesigned a few designs for clients recently where the original plans did not make money. It is this stage and the end sales price that are crucial.
Hope this helps
Oscar
Some photo's attached of the concrete slabs, both during and after. A very good job by the concretor. Over the weekend we had a lot of rain making the site muddy. I have the excavator there cleaning out the mud and excess soil and placing crush rock throughout. This should be enough to avoid going in knee deep
Oscar<img alt="" border="0" height="496" id="lightboximg6" src="http://somersoft.com/forums/attachment.php?attachmentid=10630&d=1374014528" style="border:solid 4px black;border-bottom-width:0px;" title="concrete during.jpg;
893 x 670 (@75%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg7" src="http://somersoft.com/forums/attachment.php?attachmentid=10631&d=1374014557" style="border:solid 4px black;border-bottom-width:0px;" title="concrete finished.jpg;
1043 x 782 (@64%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg8" src="http://somersoft.com/forums/attachment.php?attachmentid=10632&d=1374014587" style="border:solid 4px black;border-bottom-width:0px;" title="concrete – garage.jpg;
869 x 652 (@77%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg9" src="http://somersoft.com/forums/attachment.php?attachmentid=10633&d=1374014610" style="border:solid 4px black;border-bottom-width:0px;" title="concrete and excavator.jpg;
1039 x 779 (@64%)” width=”662″ />Hi oc1,
Thanks for the response. Can you give an example of cost effective design? Would Complete Development Solutions be interested in submitting a tender for the works when I am ready to proceed with the build? Thanks.
Urilla
Oscar where is the stormwater going?
It looks like the site slopes away from the street.
Correct, to the back of the block. Works out really well as we tap into the existing pipe.
Full steam ahead from here. The chippie has commenced after waiting for the concrete to cure. Photo's show the bottom plates on a couple of the units and the remaining units have been marked out. This was we can order the roof truss for late next week.
The bricky also starts on Monday with the garages.
Oscar<img alt="" border="0" height="496" id="lightboximg10" src="http://somersoft.com/forums/attachment.php?attachmentid=10662&d=1374823903" style="border:solid 4px black;border-bottom-width:0px;" title="bottom plates.jpg;
897 x 673 (@74%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg11" src="http://somersoft.com/forums/attachment.php?attachmentid=10663&d=1374823927" style="border:solid 4px black;border-bottom-width:0px;" title="bottom plates 2.jpg;
931 x 698 (@72%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg12" src="http://somersoft.com/forums/attachment.php?attachmentid=10664&d=1374823949" style="border:solid 4px black;border-bottom-width:0px;" title="bottom plates 3.jpg;
928 x 696 (@72%)” width=”662″ />oc1 wrote:Block is about 1100m2. It hit the market and sold within a week – 3 offers plus mine where on the table. It helps buying unconditionally.Cheers
Oscar
Hi Oscar, firstly, your project looks great. I cant wait to eventually start my own.
How do you determine how many dwellings you can put on a block. Do you use the FSR in your feasibility study or do you use a general rule of thumb (say 300m2 each dwelling)?
Thanks
Nik
Hi guys
Frames are up now for the back two units. The bricklayer has been there this week as well putting up the garages. The roof truss comes tomorrow for the rear units. All going along well. By the end of next week i should be close to having all frames completed and roof truss for all units completed.
Cheers
Oscar<img alt="" border="0" height="479" id="lightboximg0" src="http://somersoft.com/forums/attachment.php?attachmentid=10694&d=1375313129" style="border:solid 4px black;border-bottom-width:0px;" title="frames rear unit.jpg;
639 x 479 (@100%)” width=”639″ /><img alt="" border="0" height="479" id="lightboximg1" src="http://somersoft.com/forums/attachment.php?attachmentid=10695&d=1375313143" style="border:solid 4px black;border-bottom-width:0px;" title="frames rear unit reverse.jpg;
639 x 479 (@100%)” width=”639″ /><img alt="" border="0" height="479" id="lightboximg2" src="http://somersoft.com/forums/attachment.php?attachmentid=10696&d=1375313166" style="border:solid 4px black;border-bottom-width:0px;" title="frames and garage walls.jpg;
639 x 479 (@100%)” width=”639″ /><img alt="" border="0" height="496" id="lightboximg3" src="http://somersoft.com/forums/attachment.php?attachmentid=10697&d=1375313181" style="border:solid 4px black;border-bottom-width:0px;" title="garage walls.jpg;
981 x 736 (@68%)” width=”662″ /><img alt="" border="0" height="479" id="lightboximg4" src="http://somersoft.com/forums/attachment.php?attachmentid=10698&d=1375313210" style="border:solid 4px black;border-bottom-width:0px;" title="frames middle unit wall along garage.jpg;
639 x 479 (@100%)” width=”639″ />A few more pics. Garages pretty much done (will be completely finished when the bricklayer is back in 2 weeks) with the T bars put in. All ground level frames are completed too. You will see the steel beams in one of the units too.
Moving forward the single level units will have the ruff truss and windows installed. Weather is a problem though
Oscar<img alt="" border="0" height="496" id="lightboximg5" src="http://somersoft.com/forums/attachment.php?attachmentid=10730&d=1375789506" style="border:solid 4px black;border-bottom-width:0px;" title="unit 1 steel beam.jpg;
895 x 671 (@74%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg6" src="http://somersoft.com/forums/attachment.php?attachmentid=10731&d=1375789543" style="border:solid 4px black;border-bottom-width:0px;" title="garage rear unit.jpg;
1060 x 795 (@63%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg7" src="http://somersoft.com/forums/attachment.php?attachmentid=10732&d=1375789567" style="border:solid 4px black;border-bottom-width:0px;" title="garage rear unit 2.jpg;
825 x 619 (@81%)” width=”662″ />very great post oscar i love it how you go through it from start to finishing steps you have done a great job
Been busy lately to update lately. I have attached a few photo's. The roof truss for the single level units are complete along with the posi truss for the townhouses.
The fascia and gutter is up for the single level units too. Weather has really delayed work – very hard to put the roof truss in wet weather.
Oscar<img alt="" border="0" height="166" id="lightboximg8" src="http://somersoft.com/forums/attachment.php?attachmentid=10832&d=1377156992" style="border:solid 4px black;border-bottom-width:0px;" title="roof truss.jpg;
221 x 166 (@100%)” width=”221″ /><img alt="" border="0" height="166" id="lightboximg9" src="http://somersoft.com/forums/attachment.php?attachmentid=10833&d=1377157008" style="border:solid 4px black;border-bottom-width:0px;" title="roof truss and fasica.jpg;
221 x 166 (@100%)” width=”221″ /><img alt="" border="0" height="166" id="lightboximg10" src="http://somersoft.com/forums/attachment.php?attachmentid=10834&d=1377157015" style="border:solid 4px black;border-bottom-width:0px;" title="posi.jpg;
221 x 166 (@100%)” width=”221″ />Ahhhh, so much can get done with sunny weather
All windows are now installed and the dwellings will be wrapped tomorrow as a result. The shaftliner is in too – between the party wall for the rear units. This is to protect from fire. Some use double brick instead but i have found this way to save on space making the units more spacious and slightly cost effective.
The fascia and gutter is almost complete on the singles with the box gutters getting completed today. The double storey townhouses have the frames up for the top level. All framing is on track to finish by Monday.
Next week is a busy week – scaffold, upper level fascia and gutter, all roof tiles, finishing off the frames etc etc. And we have weather in the mid 20's for a week
<img alt="" border="0" height="166" id="lightboximg11" src="http://somersoft.com/forums/attachment.php?attachmentid=10958&d=1377726010" style="border:solid 4px black;border-bottom-width:0px;" title="windows.jpg;
221 x 166 (@100%)” width=”221″ /><img alt="" border="0" height="166" id="lightboximg12" src="http://somersoft.com/forums/attachment.php?attachmentid=10959&d=1377726022" style="border:solid 4px black;border-bottom-width:0px;" title="frames all units.jpg;
221 x 166 (@100%)” width=”221″ /><img alt="" border="0" height="166" id="lightboximg13" src="http://somersoft.com/forums/attachment.php?attachmentid=10960&d=1377726035" style="border:solid 4px black;border-bottom-width:0px;" title="frame – double.jpg;
221 x 166 (@100%)” width=”221″ /><img alt="" border="0" height="166" id="lightboximg14" src="http://somersoft.com/forums/attachment.php?attachmentid=10961&d=1377726047" style="border:solid 4px black;border-bottom-width:0px;" title="shaftliner installed.jpg;
221 x 166 (@100%)” width=”221″ />Cheers
Oscar
Looking Fantastic Oscar, lets hope the weather stays in the 20s + for awhile hey. Great to see you share such valuable information and insights into your development, much appreciated.
This is great what your doing mate. This is the road i want to go down. Very interested in your progress. good luck.
Thanks guys, appreciate the kind words.
Been a while since the last update. The framer was back to finish off all the frame work. I love the dutch gables! Adds some charm.
All the upper level roof tiles are now completed as well as the fascia and gutter. The upper level eaves sheets are now in place as well. While the outside work was getting done the internal lockup got done and the plumbers and sparky did their rough in.
The bricky is back on site today. He should be close to finishing by Tuesday next week.
I'm looking forward to the render starting in about 7-10 days. Will be at lock up soon after when the lower level roof tiles and fascia/gutters are in place. Once this is done i can then get the trenches dug up in the driveway in preparation for the services and water (can be a real headache!). After that it's the staircases and the plaster.
Cheers
Oscar<img alt="" border="0" height="496" id="lightboximg15" src="http://somersoft.com/forums/attachment.php?attachmentid=11159&d=1379573214" style="border:solid 4px black;border-bottom-width:0px;" title="photo 1.jpg;
1064 x 798 (@63%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg16" src="http://somersoft.com/forums/attachment.php?attachmentid=11160&d=1379573237" style="border:solid 4px black;border-bottom-width:0px;" title="photo 2.jpg;
1005 x 754 (@66%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg17" src="http://somersoft.com/forums/attachment.php?attachmentid=11161&d=1379573257" style="border:solid 4px black;border-bottom-width:0px;" title="photo 3.jpg;
960 x 720 (@69%)” width=”662″ /><img alt="" border="0" height="496" id="lightboximg18" src="http://somersoft.com/forums/attachment.php?attachmentid=11162&d=1379573296" style="border:solid 4px black;border-bottom-width:0px;" title="photo 4.jpg;
1035 x 776 (@64%)” width=”662″ />
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