WA: Clarkson R60 Duplex

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

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  1. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    @property world It's the special dwellings part of the Rcodes p 38 5.5.3

    You only need two thirds of the normal block minimum. In this case that is 120sqm so I only need 80sqm per dwelling - it has to be dedicated though - so not common property included in that 80sqm.
     
    Westminster, 7th Apr, 2016
    #21
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  2. DoubleD

    DoubleD Well-Known Member

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    So your block size is 320sqm normally each dwelling would need to be 120sqm or 37.5% of your block. Why 37.5% ?

    But because of Rcodes p 38 5.5.3 you only need 2/3 or this normal block minimum.
     
    DoubleD, 13th Apr, 2016
    #22
  3. Aaron Sice

    Aaron Sice Well-Known Member

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    The block is what the block is.

    The codes stipulate a min and avg lot size.

    It has nothing to do with percentage.

    So a 320sqm lot needs to average 150 sqm per lot, so is a duplex, and meet the minimum of 120sqm after common property allowance.

    A 1/3 concession means that a 100 sqm average is needed with an 80 sqm minimum.

    So 300sqm will yield 3x single bed dwellings, averaging 100 sqm a piece of exclusive land size.

    The lot is 320sqm, so there's 20sqm extra to divide up.
     
    Aaron Sice, 13th Apr, 2016
    #23
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  4. Paul@PAS

    Paul@PAS Tax, Accounting + SMSF + All things Property Tax Business Plus Member

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    Before racing into a dev in a SMSF you should get specialised advice from a SMSF adviser. The nature of the project if sale of one is contemplated may have a profit making intention which may pose a concern. The GST issues with buying the land may mean that more GST is payable if one is sold since land is often sold by developers under the margin scheme. This means sale under the MS isnt available.

    GST on sales can trigger ATO enquiries about non-arms length income in SMSFs.

    Keeping both for a good period of time should pose no concern if the property is funded using cash resources and not borrowed $.

    Imagine Westy has encountered these issues but important all readers understand SMSFs cant always race into a dev without care.
     
    Paul@PAS, 14th Apr, 2016
    #24
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  5. Aaron Sice

    Aaron Sice Well-Known Member

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    Awesome free advice! Cheers.
     
    Aaron Sice, 14th Apr, 2016
    #25
  6. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Thanks @Paul@PFI

    Absolutely - the ATO do not want you conducting your business within your SMSF. We have sought advice on this but the sale will depend on the market at the time of completion, if we cannot achieve the price we want then we will hold until we can. The land was bought under no GST/no margin scheme so we are AOK for using margin scheme on our sale when that happens.

    The big one is that SMSFs cannot borrow to develop, the fund must have funds to complete the whole project.
     
    Westminster, 14th Apr, 2016
    #26
  7. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    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
    Week 11: 7th April: finish painting and render of houses
    Week 12: 14th April: top scaffolding down, stairs being built and upstairs gyprocking started
     
    Westminster, 14th Apr, 2016
    #27
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  8. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Westminster, 14th Apr, 2016
    #28
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  9. LifesGood

    LifesGood Well-Known Member

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    LifesGood, 14th Apr, 2016
    #29
  10. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Thanks @LifesGood - I've actually been super adventurous with the colour schemes on this one so it's going to be a risk but the demographic is quite young in the area so I decided to risk it up a bit and not go cream :p

    Though of course I did still use my favourite Surfmist roof and that is Surfmist render too.
     
    Westminster, 15th Apr, 2016
    #30
  11. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Westminster, 20th Apr, 2016
    #31
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  12. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    After coming home sick from holidays I decided some fresh air, sea breezes and sunshine would do me the world of good so headed up to Clarkson today.

    And there is a lot of exciting things happening inside!

    This is the main bathroom with semi ensuite access to bed 3

    Staircase

    Downstairs looking through the kitchen to the rear

    Close up of the outside

    One of my favourite things about the design. The second story weatherboard popout
     
    Westminster, 22nd Apr, 2016
    #32
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  13. moridog

    moridog Well-Known Member

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    Who is the builder Myf, or would you prefer not to say? Does the pop out incorporate extra floor space, or is it a view too? Looks fantastic!
     
    moridog, 23rd Apr, 2016
    #33
  14. Joynz

    Joynz Well-Known Member

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    Build True Constructions, if the sign on the ute and trailer parked outside is any indication! Ph number is on the side of the trailer.
     
    Joynz, 23rd Apr, 2016
    #34
  15. DoubleD

    DoubleD Well-Known Member

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    image.png Thompson sustainable homes, sign on the fence
     
    DoubleD, 23rd Apr, 2016
    #35
  16. moridog

    moridog Well-Known Member

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    Didn't see the fence sign, saw the tradies sign, thought it would be a subbie, thanks.
     
    moridog, 23rd Apr, 2016
    #36
  17. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    As @7DD4 said the builder is Thompsons Sustainable Homes. They are a QLD builder who has opened in Perth and build framed housing which is fast and economical.

    Thompson Sustainable Homes - Western Australia - New Homes - House & Land Packages

    The pop out does create extra floor space. Part of it is the ensuite for the master bedroom and the other part of it is one of the minor bedrooms. It gives some nice interest to an otherwise rectangular house. The bonus about framed construction is quite easy to do things like the pop out - they aren't an engineering complexity which cost $$$$$.
     
    Westminster, 23rd Apr, 2016
    #37
  18. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Westminster, 23rd Apr, 2016
    #38
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  19. DoubleD

    DoubleD Well-Known Member

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    G
    Got to love those blue smurf chairs.

    What material you going to use on the front of you balcony ?

    Your colour scheme definitely compliments the house design.
     
    DoubleD, 23rd Apr, 2016
    #39
  20. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    I have framed glass balustrading across the front of the balcony - is that what you mean?

    I can hear the locals now 'turn left at the roundabout when you get to the black and white house......'
     
    Westminster, 23rd Apr, 2016
    #40
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