WA Perth Villa's , Front , middle or Rear ?

Looking at Villa's in Perth

Wondering if people from Perth who are familiar with the villa market , if there's a major difference in demand for the different positions in terms of buyers and if someone's renting

Cheers

Cliff

@Westminster

 

Depending on the street, the front would be my choice especially if it has a separate driveway. They often have a small yard too.

The issue I see on 5 unit or less complexes. They don't want a Strata or fees so over the years the common driveway degrades. There is no reserve fund, eventually brick paving driveways need major repairs.

 

I dont invest in villas so dont care too much from an investing perspective

From a living perspective though
- Front with its own driveway is awesome but usually find the fronts have the least private non road facing open space, but at the same times its got the largest open space once including the front yard (which to me is usually a waste of space)

Cons of middle/rear - some of the manouvering minimum standards are pretty hard to drive on depending on your car. Unless you have a hatch size or rear view cameras the chance of bumping into something is quiet high, especially if you have 2 cars in the double garage. Remember Perthians love their 4x4

 

Front or rear generally get the most money when I do a triplex. Unless of course it's a corner block and everyone gets street frontage.

 

Generally front is the best by far. Then the rear, as it's usually bigger and has a better layout. Lastly the middle one that has two shared boundaries.

 

As a rental , is there a major difference in rentability ?

cliff

 

Not a huge difference but it will affect CG which I assume you will want as well?
They are likely to rent around the same rate but the front will rent quickest and for the most, then rear, then middle.

 

This is more for cash flow in our super rather than capital gain , so a nice villa in a nice area is something we’re thinking might give us more return.

We’re not specifically looking for another cash injection at the moment . Brisbane’s going to pay down our debts so this is more for cash flow .

cliff

 

What @Westminster said

Front villa will always achieve highest price
Middle villa least desirable lowest price
Rear slightly lower price than front villa, but still desirable


I think rents will be all similar, perhaps a tad more for front villa as you have own drive way/garage

I would be looking at strata fees if apply. It may be a deal breaker if looking for cash flow?????

 

Would you factor this in when building/planning a 3 townhouse dev? Maybe make the front a little bigger/higher spec etc? Or just focus on having a separate driveway?

 

Just at random. I have seen a few others
350m2
Possibly green title or Strata Survey.
Not much more than some built developments.
The trick with villias is choosing a good one.


Lot 11 Susan Street, Maylands, WA 6051 https://www.realestate.com.au/property-house-wa-maylands-138007514

 

I often seen the rear one being 2 storey. Don't over capitalise. End values are important

 

I purchased two adjoining villas on a corner block. This way each villa has its own driveway entrance in a different street. They are Torrens titled.....so no strata fees. I reside in one and rent the other one out.
I did this after downsizing from a large family home.

 

depends on land size
What council approves. Many councils wont approve separate driveway. I got this one in, very fortunate

 

You would factor it into your feasibility that they won't all be worth the same amount.
Some councils won't allow a separate driveway for the front unit but even so it generally does fetch a higher price even if the garage is off the main driveway.
I don't think I would spend extra on the spec of middle unit to try and bring it up to the value of the front unit. It's likely to just be over capitalise. I would be very careful about it's design though to try and make it as attractive as possible.

 

not interested in house and Land at the moment . Building costs going up . Feb Herron Todd White is talking about 2 year rather than 26 week time frames and builders finding ways to increase price of fixed price contracts ( Probably justifiably due to increasing costs ) to avoid going bankrupt .

Cliff

 

ATM Avoid like the plaque

 

Looking earlier this year. Building gets a better block of land in a better suburb for about same price as buying pre-built/finished. Some ads had build time on them. You can guess or contact builder. Lots of new building around me

 

Green title Vs Strata TItle . What's the differance ? Havne't heard of Green before .

Cliff

 

Green is what you call Torrens? I hope I got that right. It's a full title - no common property. Then there is strata - our strata can also be with or without common property though just to be pedantic.

The main difference is that Green will have it's own set of services whereas on strata one sewer line can service a triplex with 3 spurs off the one master spur.