VIC IP in VIC

yes but there are a lot of cases of crack walls, door not shutting properly due movement in the slab or slab heave and yes sensationalize by the press (even in the asian news)..when i sold my place (IP) the asian buyer wanted to know abt it (waffle or raft) as there was a question from the agent. maybe no relevance but perception is something and at least it got sold

 

@Natedog and @melbournian - What would be, in your opinion, the best way to reduce risk?

This topic is very very relevant to me as I'm currently looking to build in Tarneit. One of the build inclusion I got is W waffle slab. A friend who build there said it's more like an H (not that I understand any of this!).

No contract signed yet, I'm looking at several builder though got one with the plan I really like for PPOR.

Who do you think is the better project builder in this area?

@Dumbo would be interested on the service as I'm based in Sydney at the moment.

 

@EN710 Best way to reduce risk from my personal experience having build 4 in the west

1. Get the soil report (again it could not be that bad as tarneit is further inland from the previous swamps which are closer to pt cook and williams landing)
2. Reverify or get certified (with an independant engineer on the design of the slab for the soil type) and drainge (this is an important aspect to ensure no slab heave in the future)
3. Get an inspection by an Independant Building inspector at every building stage (slab, lockup etc) and any defects to be fixed before the next stage occurs. (include it in the days to build)
4. make sure you put a finish date (and reduce the amount of days taken for rain etc).
5. Make sure you put that all connection charges (and usage of water, electricity) will be paid by the builder
6. Make sure you put a specific clause for cleanups upon handover and if landscaping is not included that the land has to be level and clear of all rubbish.
7. Fencing (make sure you verify that and incorrect fence put as in boundary wise) will be borned by the builder.
8. Any delays upon finish date as per contract will have a clause of $400 per week paid by the builder to you.

However, If i would do it again - i would just use a volume builder with a guraranteed finish time upon issue of building permit (12 weeks). Cheaper and end of the day - it is the numbers that matters most in terms of return. i remember 8 homes or something was offering like that. There is absolutely limited value with building a spec home in tarneit. If you talking toorak, kew, brighton, glen waverley then yes.

 

I subdivided and build a 20sq 3 bedroom,2 bath, 2 garage, office( which I should have build a 4 bed) 180k through bright home constructions 3 years ago. That didn't include landscaping and fences, subdivision costs etc etc.
I went solid instead of waffle by choice.
They are now charging slightly more so I wouldn't use them again but fantastic build time and happy with the product. Had my builder mate go through and check through each completed stage and he was happy with their results, I wouldn't have a clue what to look for hence why I asked him.
8 homes have some excellent value also, forget urbanedge as its to upmarket and costs will spiral to 400k +
I was going to use Snowdon for my next project which is currently on hold, as they are priced well and good quality. my accountant and architect also use snowdon for their projects.
Best of luck.

 

I've built through Snowdon homes and had no issues. Their customer service was very good throughout the process also. Built a tiny 3x2x1, 16sqs. It was several years ago now, from memory the build component was $120k but we did a bulk build through them with a number of other investors.

 

@Lisa Parker- Buyers Agent that's a good deal lisa for 16sq - i presume it is without landscape and driveaway. I saw that dennis family homes offering 129K but i do remember they did offer 99K at once stage too. I will definitely look at snowdon seeing everyone has been giving them glowing reviews.

 

16 square meter ?
That's to small for an apartment @Lisa Parker- Buyers Agent

 

16sq (squares) not 16sqm.
FYI 16sq is approximately 148sqm.

 

Ah I see, pardon me mate since I have no experience in group buying blocks of apartments.

 

16sq house on land.

 

May I know Where about did you build ?

 

16-17 sqm 3x2x2 (1 living area) can be built for 178-188k in Melbourne turnkey.

19-22 sqm 4x2x2 (2 living areas) can be built for 195-220k turnkey

Note pretty good spec - A/C, stone kitchen benchtops, blinds,dishwasher, overhead kitchen cabinets, tiled/laminate floor, downlights in living, raised 2590 ceilings, colored concrete driveway, landscaping, fencing, etc.

Builders to consider are Dennis Familty, Sherridon, Porter Davis, Burbank, Metricon...

 

@sash Last I check Dennis family was 129k for 150-160sqm house 3 bed 2 bath 1 carpark without driveaway and landscaping on 350sqm block of land. They threw in site cost as a bonus. Concrete Landscape fencing shd cost no more than 10k more. I remember at one stage it was 99k

 

There were some exclusions, it was a few years back now and I have a poor memory but trying to recall. I do remember paying extra for air conditioning, some concreting around the sides of the house, letter box, and landscaping. It included a plain concrete driveway and a small patch of concrete out the back door. I paid extra to have it made larger. The specs weren't too high as the area did not call for it, laminate bench tops, very basic builders range vanity, taps and sis etc. the other thing which was slightly annoying was that they didn't complete the fencing from the side of the house to the side fence, so had to get someone out to do that too.

It was a super low cost build, but I was very happy with everything. Went in to office to choose colors and they had a Colour specialist thee to assist which was very helpful. The build quality upon completion I was very happy with. Had an independent defect inspector do an inspection for me and there were no issues.

They had a good range of facades, brick choices, colors for windows, gutters etc.

 

It was built in Melton. (I wouldn't be putting my money there again in a hurry)

 

Thanks Lisa,

Ah I see, Melton was quite famous for H&L Package investing under $400k since 2014, is that correct ? But due to the land availability, CG will be very long time to wait.

 

@Tekoz It was probably less than 300k h & l couple years ago. Point cook land was selling 160-170k for 400sqm blocks couple years ago

 

Yes......really looooooong time I think ;-)

I purchased there many years ago, perhaps 5-7, I can't quite remember. It was a no money down, cash flow neutral opportunity. I had little downside for me. That's the only reason I purchased there.

 

Gez.. I guess I was too late to enter the property market now in VIC for less than $315k house.
So far I was eyeing Hopper Crossing and Frankston.

 

@Tekoz Had a friend who bought Wyndham vale house 276k 500sqm land rents for $300. Saw a home and land package for 278 and another one as advertised attached.