Join Australia's most dynamic and respected property investment community

Narrow Lot - 7x15m for dwelling

Discussion in 'Development' started by Timwest, 12th Jul, 2016.

  1. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
    Hi Guys,

    Doing DD on a place that qualifies as 'self assessable' for a duel occupancy in Moreton bay region - It has 25m primary frontage sitting on 600m2, it already has an existing 3x1x1. After reading the design code and factoring in setbacks, outdoor living space etc, I am left with 7x15m for the new dwelling. It can go to a height of 8.5m so would be happy for a double story design aiming to try get a 3x1x1 . Can anyone tell me if there are townhouse style designs that can work with those dimensions?

    Cheers,
    Tim
     
  2. RetireRich101

    RetireRich101 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,312
    Location:
    Sydney
    maybe one of these from Dixon Homes?

    upload_2016-7-12_23-0-46.png

    upload_2016-7-12_23-1-55.png

    upload_2016-7-12_23-3-9.png
     
    Dwalsh and House like this.
  3. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
  4. House

    House Well-Known Member Premium Member

    Joined:
    13th Sep, 2015
    Posts:
    773
    Location:
    Sydney
    Dwalsh, Timwest and EN710 like this.
  5. RetireRich101

    RetireRich101 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,312
    Location:
    Sydney
    doesn't include blinds, some flooring, top kitchen cabinets....

    probably add another 15-20% to above pricing, for site cost, fencing, concrete, landscape, aircon, some other internal fixture/upgrades.

    I believe $1100 per m2 complete turn key ( not including the QLD infra fee and titling fees). If slopy site that requires retaining walls, might need $1150-1200.
     
  6. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
    Thank you - the site is fairly level and cleared so hopefully $1100 per m2 is pretty close. I might be wrong, but I got the impression from the town planner that I don't have to pay infra fees as its 'self assessable', once private inspector approves, I go to the titles office and get two separate titles and and pay a small fee?? Might call him back to double check this.
     
  7. RetireRich101

    RetireRich101 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,312
    Location:
    Sydney
    Whether self assessable or impact, I don't think it makes any difference. You're effectively creating another dwellings. The only exception I am seeing is in Logan council they're not charging infra fee for annexed unit/granny flat that can't be seperate titled.
    My bet is you're up for 28k. Be interested to know if MBRC doesn't require, but get it in writing
     
  8. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
    Yep, I most likely misinterpreted, I will call to confirm. I am also not sure how the title will work, will it be strata titled?? What are the costs of having it strata titled, will I need a strata manager etc?
     
  9. RetireRich101

    RetireRich101 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,312
    Location:
    Sydney
    If self assessable, you might be qualify for risk smart. It just mean approval cost might be faster and cheaper. it will be strata/community strata titled, probably cost about 5k. If you opt to keep them and rent both, there is no immediate need to do titling, but will give you the advantage for valuation if you do titling. After u titled there is no requirement for strata management.

    Is this a corner lot? Just guessing cos such a larger frontage
     
  10. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
    Great information! Its not on a corner block its a rectangle and its long side runs along the road front. So very rough numbers would be looking around the 230-250k for the development. Similar places are selling right now for about 260k so not much profit in it at this stage.. It might be good to hold onto the property for several years, get some growth then build and hope that construction costs don't go up significantly in that time.
     
  11. RetireRich101

    RetireRich101 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,312
    Location:
    Sydney
    I should clarify that I used a single level build to calculate $ per m2. Because your lot is small you're forced to go up. I think $1250 per m2 would be reasonable for a double storey.

    So taking the cheapest build $170,000 + ~15% for site cost/landscape/concrete + infra fee/titling, yes about $230,000.

    Then you would need to find comparable of your existing house on 300m2, and make that deduction accordingly.

    You could alternatively find a plan that is single storey, possibly a 2 bed + study. I believe the 2 bed dwelling effectively reduce the infra fee by about $5k, and the build cost by $20-25k. I would think a 105m2 foot print might be challenging for single storey
     
  12. gach2

    gach2 Well-Known Member

    Joined:
    30th Jun, 2015
    Posts:
    213
    Location:
    sydney
    7x15 is that internal or external?

    while not architecturally appealing if you can get 7m width internal you could have a quiet practical design.
    3m size room on one side and a 4m room that doubles as a walkway or a 3m room +1m walkway on the other side.

    Anything under that and your going to be doing more of a row of rooms.

    If you want more ideas google all the big builders and check out their duplex designs and youll pretty much be able to fit most of their designs for the 1 unit.

    Ive has a design made for me a while ago which from memory was 12.8m wide (externally) for a duplex