Mindarie WA: Blackminster Joint Venture 4 apartments

The story so far is available at Somersoft
http://somersoft.com/forums/showthread.php?t=99088

Basic facts
Who: Joint Venture between @Blacky and @Westminster (Blackminster )
Where: Mindarie WA
What: 460sqm block zoned R100
How Much: $480k for the site, $1.4m for the construction
When: July 2014
Plan: 4 large apartments with marina and ocean views 120sqm, 3 bedrooms, 2 bathrooms

 

@Westminster I just read through this entire thread on SS. Exciting. Love to hear how its all going!

 

Ok so where are we at?

Working drawings are being done so that engineering can be done then go for Building License/Permit. This is crucial to us because our current construction estimate has been done on worst case engineering requirements and if we can work out more affordable engineering then we can save some money. The block has severe slope on it so engineering/retaining is $$$$

So once Engineering is done there will be a review of our quote to try and make it smaller

Then we need to finish commercial valuations for the construction loan, get construction loan and go to site!!!

 

Are there any floor plans?

Seen the elevations but would be interested to see the layout

 

Bit of an update.

We had our construction quote redone and saved some money due to changing some items and suppliers being keener on their pricing. All in all about 5% less than before. This in turn helped our commercial valuation.

I did prestart yesterday for half the apartments. Trying to decide whether to go with 2 colours schemes or just one. The other colour scheme will be similar but have a wood look porcelain tile and no wood look laminate doors - most likely white and grey doors.

External colours:
Colorbond Surfmist roof/fascia/gutters etc
Dulux Acratex
Dulux Natural White cladding

Internal colours
Dulux Whisper White low sheen/matte walls
Dulux Whister White gloss all trim
Main living Floor tiles: 600 x 600 mottley grey (see below)
Bathroom/Ensuite floor tiles: 300 x 600 concrete look
Bathroom/Ensuite wall tiles: 300 x 600 white
Bathroom/Ensuite feature tile: 300 x 600 concrete look tile same as floor
Kitchen/Bathroom/Ensuite/Laundry laminate doors: combination of Polytec Belgain Oak and Polytec Moss Grey
Kitchen/Bathroom/Ensuite/Laundry benchtops: Essastone Porcini
Kitchen Splashback: I can't remember the colour name - sort of beachwashed glass colour

Sorry for the crap photo!

 

Sorry I didn't see this. This is the plans
https://www.dropbox.com/s/rv2u51g9i...DA SET Floor Plans REV 01 14-02-2015.pdf?dl=0

 

And after seeing our plans you can have a look at the brand new Beaumonde apartments nearby which are selling for $1.675m.

http://www.realestate.com.au/property-house-wa-mindarie-120870033#

Personally I like their design but I don't like their execution. I would never put a black tiled roof in a coastal setting - it just looks wrong to me.

 

Not sure of the coastal rating for the "canals" there but generally it's considerably cheaper to go for roof tiles when it's <100m from the water. I'm sure you would have researched that one tho! Plans look great, well designed for a tricky site.

 

Those Beaumonde places are big - and two have boat pens.
However, at that price point I think you could do a lot better in the area than living in a unit shared by 4others.

Hopefully it bodes well for us.

Blacky

 

Looks fantastic, good on you!

 

Sim needs to hurry up and implement the dislike button for those colour choices

 

Awesome news Westminster and Blacky. Could I ask what the sqm rate worked out to be based on the internal area?

 

Depends on how you want to calculate it.

Living areas are roughly 475sqm.
Balcony/alfresco is +/- 75sqm
So 550sqm total.
Add in 125sqm of common areas being garage, storage, stairwells etc.

So somewhere between $2200 and $2700/sqm I guess.

This is a fairly expensive build given the site, location close to the ocean, and going up 3 levels.

@Westminster can we post floor plans or is there copy right? Or do we wait till all approvals are in place?

Blacky

 

@Blacky I put the link up above and pretty sure it's ok as they have development approval. They are public documents once they are approved by Council.

+ the lovely dollars for all the engineering and retaining required to hold back 2.4m of 'sand dune' in the middle of the block. So as @Blacky said the price is pretty expensive but about right for what we are building.

 

@Blacky & @Westminster

Thanks for sharing the info, that site you have on the corner is an awesome spot very close to the water and marina and cafes. Looking forward to seeing go up.

There's another build going up opposite you in the corner, I couldn't see a builders sign on site do you know what they are building on it?

 

@Westminster Could we see a street view curious to see what it would look like? I'm assuming its a multi level building. Got abit confused looking at the plans

 

image 1 - block view from the front
Image 2 - North side looking south
Image 3 - Block on the left side looking west
Image 4 - view from the front of the block looking west.

Yes its 2.5 story.
The block has a massive gradiant on it. So the back of the block is +/-3m higher than the front.
lower ground (front of the block only) will have living areas for U1&U2.
Ground level (entire block) has garages, storage, bed rooms for U1 & U2
Upper level (entire floor) has units 3&4.

It will be similar to our neighbor but much much betterer

Blacky

 

@AdamPineapples In terms of elevations this is how it will look

I have put a box around each apartment so you can see how the bottom 2 are like townhouses being 2 storey and apartmets 3 and 4 are single level up on the 3rd level.



This is the side views

 

Looks great guys! Awesome design

One minor thing... Are the external sliding doors "fixed, slide, fixed " going off the drawing. Have you considered going for stackers? To open it up, with a nice balcony and outlook it is nice to open it right up, also feels a bit fancier. We lived in an apartment overlooking water and the stackers were great to get fresh air in and also felt like your on holidays

 

Awesome work @Blacky & @Westminster. They look great!