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4x2 in 280m2?

Discussion in 'Development' started by JohnPropChat, 13th Oct, 2015.

  1. JohnPropChat

    JohnPropChat Well-Known Member

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    Can a decent 4x2 be built in 280m2? Zoning is R40 so I think can use 60% of that?
     
  2. D.T.

    D.T. Adelaide Property Manager Business Member

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    I think you'd struggle as a single story. As a double story it'd be easy because they have a smaller foot print. Check with @Westminster or @Aaron Sice though.
     
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  3. sanj

    sanj Well-Known Member

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    depends on your definition of decent.

    ive built pretty spacious, modern 3x3 inner city homes on i think 220 or 230 sqm so a 4x2 on 280 sqm is certainly possible.

    it would have to be an area where a 2 storey build is justifiable i guess. eg some of the girrawheen future triplex sites that have been sold the last few years will only work if 2 storey homes are done but the values in the area cant really support that.
     
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  4. Aaron Sice

    Aaron Sice Well-Known Member

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    Easy. I do 4x2s on 250sqm.

    You get 55% 'footprint', so 280 x 0.55 = 154.

    That area is minus porch and alfresco, but includes a garage or carport. A standard garage (5.4 x 5.4 internally) is 32.8m², leaving approx 120m² for a first-home-buyer style 4x2.

    One living area about 6.5 x 4.5m, smaller bedrooms (like 2.5 x 3.5 minor, 3.5 x 3.5 master), separate laundry and wc.

    However, if it's in a new estate and you're applying the RMD provisions, you get a much bigger footprint, reduced setbacks but have to provide a bigger courtyard to compensate.

    Alternatively - going up - HEAPS of room.
     
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  5. Aaron Sice

    Aaron Sice Well-Known Member

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    I've seen "lofts" creeping in on Derrington Cres (more like soft tops though) but 2 storeys in the 'wheen ..... who'da thunk it? (other than those DoH ones on the Beach Rd / Wann Rd corner).
     
  6. HD_ACE

    HD_ACE Game-Changer Premium Member

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    Yeap. Just completed 3x2 on 260sqm so 4x2 shouldn't be a problem. R40 is 45% open space.
     
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  7. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    And its a yes from me. I did a single storey 4x2 with small theatre on 280sqm.

    On R40 you can cover 55% but most councils have a 3% discretion so allow 58% coverage. So with 280sqm if you have 55% coverage it's 154sqm, if you use the discretion it's 162.4. That 8.4sqm doesn't sound like much but that's a 3 x 3m room and which can make a big difference in a house this size.
     
    Last edited: 14th Oct, 2015
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  8. Jamie_

    Jamie_ Well-Known Member

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    Just another tip, if you're like me and struggle to "visualize" how a 280sqm block (or slightly less) could fit a 4x2 on it then hop on realestate.com.au, set the search fields to villa/townhouse and pick the areas where you know there is a lot of R40 developments i.e. Innaloo, Scarborough, Doubleview.... and just check out their layouts.

    As an example, this one came up for sale today in Innaloo
    http://www.realestate.com.au/property-townhouse-wa-innaloo-120985350
    http://www.realestate.com.au/property-townhouse-wa-innaloo-120367633
    original block size - 920sqm = / 4 = 230sqm avg
    Mixture of 3x2 and 4x2/3 townhouses.
     
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  9. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    The other factor is the shape of the block. If it's nice and rectangle then it's a lot easier than something shaped like a mushroom.
     
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  10. AndrewTDP

    AndrewTDP Urban Planning Consultant Business Member

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    I'm just about to lodge some 4 x 2 houses on 250sqm blocks - Walk in robes, study nook and large living/dining/kitchen as well.

    Relatively straightforward if you go 2 storey and have an intelligent floor plan.
     
  11. Jamie_

    Jamie_ Well-Known Member

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    Care to share your floorplans with us all?
     
  12. larrylarry

    larrylarry Well-Known Member

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    Pardon my ignorance. What's a 4 x 2 house? 2 4 bedder?
     
  13. Jamie_

    Jamie_ Well-Known Member

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    A 4 bedroom, 2 bathroom place - What is typically a "family" home
     
  14. larrylarry

    larrylarry Well-Known Member

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    Thanks. Need to go look at these 4 x 2 on a 250sqm. Can't quite visualise it.
     
  15. Jamie_

    Jamie_ Well-Known Member

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    See my links above
     
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  16. AndrewTDP

    AndrewTDP Urban Planning Consultant Business Member

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    I need to remove some details for client privacy, but will do.
     
  17. AndrewTDP

    AndrewTDP Urban Planning Consultant Business Member

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    3 Examples.

    I'm happy to upload the final plans (some amendments) once we have the DA lodged. 250-260sqm land.
    Example A.jpg
    Example B.jpg
    Example C.jpg
     

    Attached Files:

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  18. Aaron Sice

    Aaron Sice Well-Known Member

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    Stirling have that "automatic concession".

    Wanneroo won't entertain 3% unless you meet a min 6x4 courtyard in a North or East orientation etc etc.

    it's not a "gimme".
     
  19. Jess Peletier

    Jess Peletier Mortgage Broker - Australia Wide Business Member

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    We recently lived in a 4x2 townhouse for about 7 months.

    What my question is with these houses on tiny blocks is who is the target market? Because after living in one for 7 months, there's no way I'd recommend it for a family?
    (In ours) there was no storage, no yard, nowhere to put bikes. We used one of the bedrooms to put down a mattress so the kids could have somewhere to jump around and play. Unless there are some really great open spaces nearby where the kids can get outdoors, I just can't see how it's an attractive lifestyle for anyone with active kids.

    The floor plan was actually pretty good and functional, but it was still small and with no yard it started to do our head in pretty quickly.

    I'm not saying it's a bad idea, I'm just not sure which demographic you're aiming it at?
     
  20. ej89

    ej89 Well-Known Member

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    Allworth homes have made new designs for 250sqm lots. Can still fit 4x2 on there. Front setback is different on blocks under 300sqm compared to bigger than 300 if you are in NSW.

    What are the dimensions of your block? 10x28? Parents have one block that's 11x27.5 atm and I have one that's 10.1x31.5. My one is easy. Parents is harder for single storey but still possible. I have some custom floorplans done by a couple of builders if you want pm me yout email address and i'll forward it to you