first time developement -need help

The unknowns are unlimited:
- delays in construction increase holding costs
- electricity connection. For me this was $10k to run wires underground
- Water connection charges $3-4k
- Sewerage connection works $10k
- $30k for design isn't unreasonable
- Various council fees and charges
- Storm water engineering drawings $4k

That is just off the top of my head

Try get all the connections included in the construction price so that you don't wear the risk.

 

Imho like Westy said, you really need to do a comparative analysis of your options otherwise you are simply not taking risk into account and may be attempting to do something that is less than optimal or worse, doesn't make sense .

 

Bloody hell... How does anyone possibly get anything built around here?!

Now there's potentially a power pole in the middle of the site!

You're on the right track Frank. From all the input here I would make a list of the unknowns and one by one convert them to knowns.

Get a quote for the driveway for example- no need to guess that.

As I mentioned I think you should wrap up as many of those things like driveway and service connections into the build contract as you can. Make finance much simpler.

Keep researching but don't be scared off. You are just trying to pay a professional to build you a little villa On land you already own. Not impossible.

I would be paying that builder the initial costs to have a survey, soil test and initial design and quote. That sounded cheap for the information you will need whether or not you build with them. And it will be a step in the right direction for your project.

Then you will have a design you can take to local real estates for a rental and sales appraisal to make sure the result you are expecting is realistic.

Keep at it!

 

Just a quick correction in case you need to recalculate: the capital works allowance is 2.5%.

 

Thanks,4% if the building constructed between Aug 84 and Sep87

 

True, meaning that 2012 was the last time anyone could have claimed that rate on a residential property.

 

And if you are wondering why it was 4% paul keating introduced it to compensate for removing negative gearing

 

Option 2 is your best choice on a low budget providing you have a firm you can trust.

$350k is a low budget but doable if everything goes well.

 

There is a "shonky builders " page on FB for WA. I was wondering if there is such a page for builders in Melbourne . Doing my due diligence,before I commit to a builder

 

Time has lapsed but the dream eventuates one step at a time . Planning stages on the way with an renowned architect called Thomas Anderson from Langwarrin in melbourne ,comes well credited and has been a round for many ,many years .
My project is a back yard, and keeping the existing property . Total is 173.7 M2 including 133.M2 living area ,3BV with DBG ,single strorey .
its in the planning stages at this stage. I have a question for all you experts out there. I was informed the 2nd stage after the town planning permit is granted are the working drawings .
The working drawings I was advised will cost me $5000.00 approx . Does that include ,soil, energy ,engineering ,drainage design drawings and fees?

 

These are the plans I am submitting to council this week . Welcome ,constructive criticism,suggestions etc . Alfresco is only an open area with a deck approx 23.69M2. The living area has a stacker door approx 3.5m and a sliding window in the dining approx 2.5 M2 .High ceilings 2.7m ,specs such as hybrid flooring in the living , wall to ceiling tiles in the bathroom and ensuite ,eaves, splash back kitchen ,20ml stone bench tops, builders range euro appliances .

 

Are these drawings still by the renowned architect you mentioned in an earlier post?

 

yes ! Andersons

 

Good siting of living areas - i.e. to the north. No windows on the west which is great.

Are there eaves over the north facing windows?

 

Yes ! I I am going with 450mm eaves , Color bond black garage door with off white render to the front facade and black colored concrete driveway
, not to everyone's liking especially with the family.

 

I like the design. Good proportions

I don't however like the exterior colours. I think a black tiled roof is a big mistake in our environment especially for a beachy suburb like Seaford. I'd be going with a light coloured Colorbond roof like Shale Grey (at darkest maybe Basalt) which would look good with white render

 

PS a open pergola with a deciduous creeper on it would be good for the deck if allowed and maybe 600mm eaves.

 

I have a question re SPOS re my proposed development , if any of you experts could please throw some input .
The total SPOS for the existing house in the front is 102.94M2 ie 65.12M2 SPOS in the front and 37.81M2 to the south . The proposed house at the back has SPOS of 47.53M2 north facing ,which is fine . RES code states,if I am reading it correctly, states a minimum of 40M2 for each dwelling ,and width of 3M, Plus the SPOS must receive at least 5 hours of sun on the 22nd September.

From 0900 am to 1500 ,which is 6 hours, the SPOS of 65.12 M2 in the front does receive part sun from 0900 am (see shadow diagrams ) ,but does receive full sun from 1200 to 1500 (shadow diagrams ) .
The SPOS to the side or south of the existing house (37.81M2 ) does not receive any sun except for part of the 3.900 M width , the rest of the 3.9M width of the SPOS is shadowed from 0900 to 1500. The question is, does the existing house have enough SPOS under the requirements for SPOS.