Best lot size for 3-2-1

Question for H+L package specialists,

Which of the following lot size is the best value for building around 17sq single storey house with some backyard or side yard?

14 x 21
12.5 x 28
12.5 x 21
10.5 x 28

I haven't done much research yet on house designs yet but would be great to hear from people.

Thanks

 

IMHO the larger the land content the better so 12.5x28.

However there are more factors than just the land size when selecting a property or land.

Things like where is it situated? distance to public transport, parks, schools, etc
What direction of the house?
Is it a corner site?
Soil test
Elevation of the site
Price
Is it on the main drag?

Too many variables but if purely land size then bigger is better.

 

Price is the most important for me as I want the cheapest land. What I want to know is for example which lot would have more options for build with little backyard? For e.g. 10.5 x 28 and 14x21 are of same size but which one would allow more designs to accommodate some backyard/sideyard. This is for an investment.

 

No, I wont agree that bigger is better. I will tag the house and land guru on this. @sash if he can spare some time?

I m building one in 14.25 by 17 corner lot. 321

So effectively, smallest that you would need is 12.25 by 17 (thinking you cover both side boundaries. This is with 3 mts. Of back yard and min room size as 3 by 3 mt at least with 15m2 of driveway approx. A 14.3 sq single story home.

It would also boil down to estate requirements. Some estates have a lot of restrictions, so this might not be true in every case. You need to refer to the design guidelines. So to be safe (in case you dont know stuff) the bigger the better.
On a 12.5 by 28, one can host a single story 422 with 2 living areas and an alfresco with 3 - 5 mts. of backyard. (Thats my 2nd build )

Regards
Ashish

 

Hey Ashish, thats what I am thinking too. I am after the smallest. Thanks for your reply. I just need to look into the length of the house I guess as most estates have 4-5m setbacks. Do you mind sharing which builder are you building with on 12.25 by 17? What is the length of the house that you are building?

 

What state are we talking about here?

Did you got through the house and land threads?

Regards

 

12.5 x 28 will give enough width for a double-garage and a reasonably sized room and entry adjacent to it. The extra depth in the block is preferable if you aren't doing a double-storey.

 

Depends on the dimension on the house? I tend to like longer land as it means better backyard space. A tiny 2-3m on the side doesn't sound like it will do much. So I will opt for either 12.5x28 or 10.5x28

E.g. House Design: Monaco - Porter Davis Homes House is 9 X 18, so assuming front setback is 4m you will still have approx. 6m of backyard

 

For a 3/2/1
8.5x28 is the most economical house and land package. Waiting for one of these to title to start build later in year.

For a 3/2/2
12.5x21 is the most economical and won't have any problem with garrage opening restrictions.
Alternatively 10.5x25+ Will work.

For a 4/2/2
10.5x30 is most economical but might have problem with restrictions on garrage opening I.e 40% rule. Currently building 2 of these at the moment with another 2 to start in two months.
Alternatively a 14x21 will work and can be just as economical.
Alternatively a 8.5x25 can do this double storey. Waiting on 2 of these to title next year to start builds.

 

There can be different scenarios here. You need to pic the best one or a combo that suits you to answer this question.

1. Are there different rules wrt to the 14 by 21 lot.
2. Are you getting it cheaper?
3. Is that a corner?
4. In terms of comfort, 12.5 by 28 is more standard lot and you will get ample standard products from ample volume and quality builders.

You can proceed as follows.

Check with builders a suitable product, considering you are building in Melbourne, volume builders are dennis family homes, burbank. Some good builders are porter davis, sherridon.
Check with estates if they have some preferred builder and try to take more and nore knowledge.

If you want a custom product, then you need to approach custom builders and ensure that your product meets the estate covenants.

You need to book the lot prior ti doing all this, not sure if estate is going to hold the product for you so lng.

Let me know in case you have any queries, happy to answer based on my limited knowledge.

Regards

 

How many you buy at a time?
Are there still those many opportunities in Melbourne or you are also targeting other areas now?

Regards

 

Have been buying for 2 years, a lot of what I bought has been delayed significantly so have benefited from rising market. I often buy 2 at a time. But have to be carefull about being amalgamated for stamps. Melbourne still has opportunity but have to look a little harder.

 

important to keep in mind that long and narrow costs more to build due to extra perimeter of rhe building. eg a 20x5 standalone house = 50m of perimeter for the 100m2 of house but 10x10 = 40m and that's where significant costs differences can occur. obviously it's an extreme example for illustration sake and has to be weighed up against a potentially better backyard as some have mentioned.

one thing not discussed so far is orientation and that's something you sometimes pay no extra for but get a much better result just by picking a better oriented site. no point wasting north facing light on front elevation assuming garage is at front too anD likewise having your living and outdoor areas West facing will be a bit (or a lot) crap in summer

 

You must of missed my post...

What direction of the house?

 

Thanks guys. This is great info and really helpful. Diverging to a different question, What are pros and cons of 3-2-2 vs 3-2-1? Whats the price difference between two and does it make any difference looking from investment point of view?

 

What does the area require? I'd aim for double garage for houses... but that's just me as home owner. Build cost will differ based on builder...

 

as above it depends on area and local buyer/tenant expectations. if it's a sprawl suburb where people are likely to have/prefer 2 cars then It would probably be worth it. inner areas where there is less need for cars and doing 2 car bays might mean compromising design of the property often leads to single car bays only.

 

From what i have seen and experienced in inner and mid areas, there is a good demand for 2 car parks. They are a point of difference as well.

 

Purley based on info you gave above ;

Go for 14x21

Gives you double garage
Some back yard
Some side space.

12.5x28 could be second best option.

Whats a price difference on each lot ?

 

depends on the city. in melbourne 1 car bay for a $1.5m 3 bedroom richmond new townhouse is perfectly acceptable. in perth it is not.