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I have seen some 728sqm designs and they were bad but then i remember Jaylo did it well. If the block is already purchased or a good price then go for it. Just do 31c throughout to make it feel a little bigger. http://somersoft.com/forums/showpost.php?p=1178272&postcount=123

Assuming R40, 728 is not enough for a single storey 3x2 triplex. It may pass in Balga but no where else. 699sqm will give you no common property which is good but you are still limited to a 128sqm house (95 internal plus 33 garage) which is too small for a 3x2 unless you are doing 2x2's or 2...

Shadow, what indicators should be looking out for (in particular) so we can catch the trend with the smart institutional investors (whenever it happens)?

Yes and international buyers including institutions I would have thought Brisbane is next to rise before perth. I like reading shadows posts, especially the Sydney 1m thread. When do you see this starting to occur?