SA Adelaide Southern Areas

fair question RichyRich...i would say 'sometimes but not by that much'. a fair chunk of properties are in medium density so there is no real shortage or great competition. a lot of agents dont even mention it. corners blocks might get a premium...a few weeks ago a number of affordable homes came onto open market in MV..pretty similar house etc all in medium density, but corner block went for 25k or so more if i recall/was told correctly.

I have 2 corner blocks in the council area in med density purchased not that long ago. imo one was good value, medium density of not, other i think was fair market value, i was willing to go a bit higher because of the zoning (still gettin 6.5% yield tho).

or eg. this one that sold in july. big med density block, only 10k above medium..dont think it would have gone for much less outside of the med zoning area

imo blocks where you can leave existing house and cut off the side or back of corner block get a premium more so than knockdowners.

have a great day

 

thanks @S1mon.
What's the min lot size for Medium Density in Onka you can subdivide ( sell of backyard in corner lot for example)?
It appears there are some RE listing selling vacant land that are less than 300m2?
What is the min lot size for Low Density subdivision?
I had the impression the Density definition is generic across South Australia?

 

A little off topic but I have been researching my local area this year.

Photo is of Morphett Vale in the early 1950's.


The Emu Hotel is in the centre, left of the road (white building with grey roof). Wheatsheaf and Flaxmill Rd intersection (gravel). Earliest date I could find for the Emu Hotel was 1840. Not a bad effort since the first settlers where here in 1836/37. Back in the 1960s the Emu Hotel did have live emus enclosed out at the back, which is now made into the carpark.


Above that is Morphett Vale Football oval. Below the Emu is Higgin's Blacksmith Shop. A family run business from late 1800's/early 1900's right through until the 1960's where it was sold and made into shops. Woolworths/petrol station is there today.


Far bottom left (you just see half of it) was the General Store established 1859. 166 South Road. There used to be a post office next to the General Store but am unsure if it was on the left or right hand side? Bike Hub is 170 South Rd, it used to be Standish Cycles in the early 1980’s.


Wheatsheaf Inn & paddocks. At a guess I believe the “Wheatsheaf Paddock” use to border approx where, South Rd, Wheatsheaf Rd, Doctors & Panatalinga Rds are. The Wheatsheaf Inn used to be where the current Morphett Vale bowling grounds are. The Inn was licensed from 1850 to 1863, where it was then sold to make the Morphett Vale Recreation ground, housing including the Taylors (Wilfred) farm and the Emu Winery.


Perhaps what might be the first horse racing meeting in the state was held in this paddock – an annual race known as the “Wheatsheaf Cup” which finished up right near the Wheatsheaf Inn. This annual racing event went from 1845 to 1863.


Ploughing matches were also held, just on the other side of South Rd, west of the Wheatsheaf Inn.


Morphett Vale Cricket Club is the oldest club in the state. Founded in 1849, the club has been based at MV oval since 1907.


The Southern Football Association was formed in 1886. The Morphett Vale Football Club was established in 1895 and joined the SFA in 1899.


Where the old Sizzlers building is, there previously was a Golden Fleece petrol station & then Graham Cornes Motors.

 

In SA all the rules seem council based, some don't allow dev at all and some are very generous (Playford / Onkaparinga). In the medium density area of the latter, can do 250sqm torrens, smaller again for other types.

 

Wow that's awesome. What other suburb histories do you have?

 

i dunnno exactly...medium densioty is state govt policy..bit u assume each council has different rules for it but ive only really looked at onka...

page 315 and 324 of the onka dev plan are your friend! looks like its 250 m2 for cutting off part of your yard, and 9 metre frontage, in med dens. but you will see a few community titled blocks around...looks like min 220 sqm. im currently in process of (hopefully) getting DA for 4 x 2 story 'group dwellings'..average land only has to be > 175sqm

have a great evening

 

For grouped/multidwelling under Medium Density, most council use Net Density. This is 35-70 dwelling unit per hectare.
This means 142m2-285m2 for grouped houses under Medium Density.
In the Onka website, there is a PDF that had 20 examples of Medium Density build, ranging 144m2-271m2 build site area

So 800m2, you could build max 5.6 grouped houses.. provided the open space, car space meets the requirement. If you go the max density, obviously you need to go up a level. I would anticipate 2 level, each level occupying a foot print 60-70m2 would be ok for a 2 bed townhouse.

Some people may not want to go up a level because of the build cost etc. not sure what the site coverage is, say 50%, then you probably need that 250m2 lot to build a 120m2 single level house.

I may be wrong with my interpretation of Onka DCP. Town planner can confirm..

 

I went to an open inspection today at Mitchell Park. It was swarming with people of all ages must of been around a dozen cars that rocked up. I made an offer on the place but considering the demand I don't think it'll be high enough but we'll see.

 

Good luck

 

Here's one for those interested in southern areas perhaps. Note that I have no affiliation or beneficial interest here, just looked into it myself went along to the Open - the agent said they might be open to a 90 day settlement.

http://www.realestate.com.au/property-house-sa-morphett+vale-120556689

It's a 3x1 in pretty bad nick on a ~800 block with 3 street frontages. One of which is opposite supermarket etc. You could potentially replace kitchen, paint / carpet, etc to get it rent-able while you figure out the project side or demolish straight away if you have the funds.

Its in Policy Area 40 (pg 327 of the Onka book) which means 175sqm min for group 2 story dwellings (4 of them on there) or 150sqm min for row houses (5 of them!).

At 5 x 150k row houses, that's 750k plus 50k worth of splitting and 300k block gives 1.1m, so need to reval at only 220k to break even, I think they'd be closer to 285k. But as always, do all your own homeworks please.

 

So its not in a rentable condition as it stands??

 

No not really.

A couple images here http://imgur.com/a/WbIdh

 

Another one in the same street as mine.No 13 sold in a week at the very high end, so this one follows suit.They are selling too cheap at $270,000.Have absolutely no faith in agents when i see this.

http://www.realestate.com.au/property-house-sa-christie+downs-120392281



http://www.realestate.com.au/property-house-sa-christie+downs-120620401

 

Did Number 13 go under contract at 270k?

 

There's been a number in that direct area which have gone cheap recently (I've financed even a few on Tenterton over the years) - the bottom level of prices really hasn't found a firm ground yet, being some of the ugliest 70's ex-Housing Trust doesn't help!

 

I had 23 Tenterton on my list to view this w/e @jim1964. That massive gumtree in the back looks nasty. I think the prices for these two on tenterton are on the money, I woulnd't pay anymore than 270k for either of them. 3 dwelling on a 20m front is not realistic advertising i would of thought thats like 6.67m wide each

 

Yes, that's the impression i did get from the agent.He will not tell me the exact amount,i bought no 5 from the same agent!!

 

I guess i am trying to compare apples for apples.This is my joint

http://www.realestate.com.au/property-house-sa-christie+downs-113810287
I get $330 PW for it, and well,the houses in this street sell so fast at what they are asking it tells me they are selling too cheap.


http://www.realestate.com.au/property-house-sa-christie+downs-118985735

This one went to Auction,then private treaty.Bargain basemenrt stuff,doesnt help the street median!!!

 

Jim - i think a few trashed houses pull the median price down and also the affordable homes pull down the median price of 5163 and 5164 as they are sold about 20k under true value.

$330 is good rent, i think we are getting about 310-320 for most of ours

 

$330 is excellent rent for the area