Building costs for double storey 4 bedroom dwelling East Melbourne

Discussion in 'Development' started by danazz, 5th Dec, 2017.

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  1. danazz

    danazz Member

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    Hi,

    Kind of know this question is similar to how long is a string, but I'm after a ballpark figure or rough guide.

    I'm currently in the process of going through a designer and applying for permit with council in Whitehorse. We've already been knocked back for keeping my existing dwelling and building a townhouse at the rear because of the placement of my current dwelling. So we're looking in to knocking down my existing dwelling and building 2 4 bedroom dwellings (and subdividing) instead (block is 769m2 in Forest Hill - East Melbourne).

    I'm trying to work out whether it is feasible or not. We've got around $40k for the whole design process and application for permit including town planner fees. Then I'm looking/hoping for a build for around $350k, with our max being around $400k (bank lending restrictions). That is per dwelling by the way.

    I'm just not sure whether it's do-able for a 4 bedder at around 25-27 squares. Don't want to end up with designs and a permit but then not having the bank lend us the $400k (max) needed to build the dwellings.

    Are these figures reasonable? The other options I've thought about is going through a volume builder like Metricon (not many build dual occupancy fully detatched behind each other without both having street access). I would rather avoid using a volume builder if possible, but it the figures don't add up, I may have to.

    Thanks in advance for your advice.

    Dan
     
  2. Scott No Mates

    Scott No Mates Well-Known Member

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    Have you considered 2 separate contracts? One g/f specialist and the other a project home?
     
  3. danazz

    danazz Member

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    Apologies for my ignorance, what is g/f?

    I intend on building one first, then probably sell it to pay for the second build which could be of higher specs and end up being my PPOR.
     
  4. KCprop

    KCprop Member

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    so what have you found with regards to your budget? is it achievable?
     
  5. Tufan Chakir

    Tufan Chakir Well-Known Member

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    Put aside your area calculations for a bit and talk to a town planner and experienced designer or (preferably) architect, with the brief to maximise etc. You should be able to get some good advice as to the constraints and opportunities for a reasonable $figure before you go down the path of another planning application (sounds like the first one went of the rails - maybe this could have been avoided with better advice?)
     
  6. Eleven

    Eleven Well-Known Member

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    Answer to your question - Yes, for builers range. Today's rates but not in 6 months or 12 months. It also depends on many factors such as design, soil classification, strucutral engineering, fixtures etc. At that price it's your starting range.
     
  7. jyeung80

    jyeung80 Well-Known Member

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    I pretty much did exactly this in 2015/16 but in Surrey Hills. Block size is just over 760 sqm as well. I spent a little more than $40k for the design process so I think that's a reasonable figure to start with. However, I think you're going to struggle to get a quality build for $350-400k. Of course it depends on the level of finish, shape and fall of your land, soil and many, many other factors, but Forest Hill isn't exactly a "budget" suburb. Ours was a completely bespoke design and build and we spent more because one was our PPOR and the other was intended for our parents so cost savings weren't our highest priority but, even then, we wouldn't have been able to cut costs down to $400k per dwelling. Ours is approx 27 squares of living areas, the other is approx 22 squares, i.e. not including garage, decks, portico, verandah. Best bet is to speak to a good draftsman/architect or builder and go from there.
     
  8. James Cavill

    James Cavill Well-Known Member

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    Just curious, what exactly does your 40k cover when you talk about design and planning? Seems very steep.
     
  9. jyeung80

    jyeung80 Well-Known Member

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    Land survey, plans, working drawings, engineering, council fees, interior design, landscape design, building permit fee.
     
  10. jyeung80

    jyeung80 Well-Known Member

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    Hi @danazz , did you end up finding a builder or getting a quote for your build?
     
  11. danazz

    danazz Member

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    We're going with GJ Gardner for the build. Currently with council trying to get the permit. Such a pain in the rear-side! They may as well just supply you with template designs of what you can build, because all they seem to want are those cookie cutter cake shape like townhouses! So frustrating! Going on about articulation, and blocky townhouse, when the whole suburb is being redeveloped with a lot of Metricon bunker style 2 story houses. Now if they're not blocky, I don't know what is.
     
  12. jyeung80

    jyeung80 Well-Known Member

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    Yep, I've spoken to 2 town planners who have both independently said Whitehorse is probably the worst council in Melbourne to deal with. I'm trying to avoid them for my next dev.

    One of my friends is also tendering with GJ Gardner for his 3 townhouse build. They seem to be one of the more economical builders out there. I'd be very curious to hear about your experience with them as I may consider them for my next build.
     

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