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WA: Clarkson R60 Duplex

Discussion in 'Development' started by Westminster, 27th Mar, 2016.

  1. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    We all know I like the Catalina estate at Clarkson. It stands out above other outer ring land estates because it's actually an established area - there is train station, shopping centre, schools, nearby beaches and marina. At 30km from the city it is definitely outer ring and probably is the limit to where I look. When looking at similar estates in Wellard and Harrisdale I kept coming back to Clarkson as it had the beach so close by.

    Photo diary here

    Where: Catalina Estate Clarkson
    Price: $290k ($301k inc stamps and fees)
    Construction contract: $485k fully turnkey inc headworks and siteworks
    Estate Incentives: front landscaping and fencing
    What: Duplex townhouses: one 3 x 2 x 2 (185 sqm) with extra living, one 4 x 2 x 2 (187sqm)
    Strategy: this purchase is in my SMSF and most likely will keep one, sell one if I can get a good price over $475k or just keep both
    Plans: attached below

    Timeline:
    • offer: 23rd August 2015
    • DA received: 18th November 2015
    • settlement: 26th November 2015
    • building license: 13 Jan 2016 (was late as Council shutdown over christmas)
    • slab down: 18th Jan 2016
    Construction Timeline
    Week 0: 18th Jan: pad down
    Week 1: 25th Jan: ground floor framing
    Week 2: 2nd Feb: ground floor framing
    Week 3: 9th Feb: can't remember - something framing :)
    Week 4: 16th Feb: upper storey floor created
    Week 5: 23rd Feb: second floor framing
    Week 6: 3rd March: second storey framing
    Week 7: 10th March: roof goes on
    Week 8: 17th March: upper storey cladding
    Week 9: 24th March: windows in, exterior cladding finished
    Week 10: 31st March: blue board render is going to start next week
     

    Attached Files:

    Last edited: 28th Mar, 2016
  2. Aaron Sice

    Aaron Sice Well-Known Member

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    Cool stuff.

    I had the land sales lady from Catalina in my RCodes course just gone. She was trying to understand how you were doing it - afterwards she got it....!
     
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  3. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Dominique was telling me that she was at the course and was going 'so how come she can put 3 on a block' :eek:. I've bought another site which is going to be 3 x SBDs that is still in concept stage - settlement in 3 weeks.
     

    Attached Files:

  4. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Here is week 8: at the moment it's called Smurf House thanks to it's beautiful blue blueboard


    image.jpeg image.jpeg
     
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  5. mrdobalina

    mrdobalina Well-Known Member

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    Hi WM, did you consider just doing 2 townhouses on the block? R60 would give site coverage of 220sqm, so the townhouses would be decent size.
     
  6. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    It is 2 townhouses - do you mean 2 apartments?
    They are 125sqm + garage + balcony + store. Total 185-187sqm each
     
  7. mrdobalina

    mrdobalina Well-Known Member

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    Perhaps I got a bit confused when you described them as duplexes.
     
  8. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Ah I use duplex for anything which is 2 houses be it villas (single storey) or townhouses (double storey). So these are two of two storey grouped dwellings.
     
  9. devank

    devank Look, lets just get on with this, ok? Premium Member

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    I looked around the building yesterday. There was a guy working even on the Easter weekend!
     
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  10. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    They are hard workers - and it was raining lots yesterday as you know. It was probably Dan the head carpenter/site supervisor. He's often working on weekends etc - amazing work ethic.

    I love watching these projects take shape. It's so quick compared to how Perth usually does it. All going well it will be finished in another 10 weeks.
     
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  11. ottg

    ottg Well-Known Member

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    Been at your site today. Really like it! The size of both units is great. How you moved the one garage slightly back to compensate for the cut-off corner and still have the storage area is so smart. Well done!
    What rent would you get for anyone of them?
     
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  12. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Thanks @ottg. I spent a long time tweaking that design to get the 2 garages in. Realistically rent will be around $450 thanks to the low market at the moment.
     
  13. mrdobalina

    mrdobalina Well-Known Member

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    What's the construction method you are using WM? The turnkey costs looks quite low for 2 decent sized townhouses.
     
  14. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    This is fully timber framed which James Hardie Scyon cladding. A mixture of rendered Hardietex and Scyon Linea.
    It's much cheaper, quicker and saves a lot of space on a tight site. So that's why it's only $242k inc all costs each half.
     
  15. mrdobalina

    mrdobalina Well-Known Member

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    Cool. Is there any impact on end value relative to double brick?
     
  16. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    I've given it some discount but it's bit hard when what is being built has so little comparables whether it's brick or timber. In Clarkson there is a lot of framed upper storey houses and even the single storey houses have some feature cladding to give them a beachy/seaside look. So the fully clad house does fit in with the area.
     
  17. bob shovel

    bob shovel Well-Known Member

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    The locals won't work it out! :p val will come in the same as double brick ;) you're onto a winner!
     
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  18. MTR

    MTR Well-Known Member Premium Member

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    Great Myf
    Not been to Clarkson for years, how's the market holding out in this area?? Is there still significant amount of land being subdivided??

    MTR:)
     
  19. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    It's depressed like the rest of Perth - needs some Zoloft :rolleyes: But it's not in freefall or anything too scary.

    Catalina Estate still has quite a bit of land to go before it runs out but it is a finite amount as it is surrounded by already developed suburbs. They have started work on Catalina Beach which is on the beach side of Marmion Ave and this will be part of Mindarie. There is also Catalina Grove to come in a year or so which joins the central part of the estate to the train station part.

    [​IMG]

    The land is very carefully released making sure it doesn't create it's own glut. There is only 10 blocks available at the moment in the estate so they are probably due for another release of 10-20 blocks.
     
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  20. property world

    property world Well-Known Member

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    Hmmm..... You're going to have to explain to me aswell ha.

    So its a 320 sqm site, but you have 3 on it.

    Is this because they're considered multi dwelling as ones on top of another again.

    Ie plot ratio 0.7 due to assumed R60 codeing.

    Allows for 224m2 worth of liveable area of build.

    Am i on the right track or is this something to do with the new RMD (whatever that stands for) however did have a read of Aarons attachements.

    EDIT: Maybe not a good enough read. - Single Bedroom dwellings i see. So what are the rules and numbers then? Like why cant you do 4 of them?