Hi All, Looking to get started on initial stages of a subdivision in Melbourne's South Eastern suburbs (Scoresby) and would love some guidance at this early stage to ensure I am heading in the right direction. I will be appointing a builder to the project when plans and permits are finalized. I would love to try owner builder but at this point my time is better spent earning an income at my 9-5. The plan is to retain existing newly renovated property and get plans + permits to build a new 2 storey townhouse at the rear. Property details below; Location: Scoresby, Vic Land size: 868sqm (including easement - runs along back fence 3.0m from boundary) Current land + house value: $700,000 Zoning: General Residencial Zone - Scedule 2 (GRZ2) Overlays: None (according to online search via land.vic.gov.au) Scope of development: Retain existing + build new 3/2/2 townhouse Planning + permits proposed budget: $20,000 Build budget: Pre-approved construction loan $320,000 Estimated final value of NEW townhouse: $640,000 - $660,000 (based on recent comparables) Estimated final value of EXISTING residence: $620,000 At this point I have been dealing with a local land consultant who specializes in subdivisions. So far I have found them to be extremely helpful. I have the land survey completed and now looking to get started on initial site analysis plan. The company I am speaking with has quoted the below figures; - Site Analysis plan: $1100 + GST - Landscape plan: $900 + GST - Town planning: $4000 + GST - Independent Drafting Consultant (per unit): $2600 + GST - Two (2) Lot Subdivision: $3300 + GST Essentially the cost to proceed with plans and application to Council for a second dwelling behind the existing house will be $8,600 + GST. Once the permit has been issued the subdivision can proceed which is an additional $3,300 + GST In addition, the Council and certification fees will be $937 and the advertising fees will be about $400. Following approval I will need to engage a builder/draftsman to arrange further plans and finally working drawings to proceed with build which I am allowing an additional $4,000. Further to these costs I have allowed for the below items; - New Concrete Crossover if required: $3500 - Electrical Group Metering – if Common Property Exists: $3000 - Driveway Drainage: $1500 - $3000 - Water Tapping Fee & Contributions: $3500 - Sewer Tapping Fee & Contributions: $1500 - Open Space Contribution: Not required as only 2 unit development? (TBC - have not confirmed this with council as yet..) In terms of build cost, dependent on the size of the dwelling which I am hoping to be around 20 SQM – double story then Build cost quoted by local builder should be around $13,000 - $15,000 per SQM, dependent on what’s Inclusive of the per SQM price and the quality of the finishing’s, inclusions of the house. With the above in mind, the build cost could range from $260,000 - $300,000. From there I will need to arrange driveway + landscaping which I am planning to allow approx. $12,000. If there are any items I may be missing or any figures that stand out as being over-inflated I would greatly appreciate the heads up. Any guidance to assist with my first development journey would also be greatly appreciated!