Duplex in Sutherland
Hi everyone!
I stumbled upon this forum by chance and would like to contribute and to assist if possible.
I need to clarify, however, that I run a business that specialises in design and construction of duplexes - Duplex Australia Pty Ltd (duplex.com.au).
Although I am posting very late, I hope that the information may be of use for future reference. I'll do my best not to 'plug' my business.
Here are the questions and anwers to various participants, in chronological order:
g.field13, the 'town planning' permit is now called development application (and approval). The cost of submitting it to Council is relatively low, but there is a cost of preparation of survey, architectural documents, stormwater drainage and landscape plans, shadow diagrams etc. On top of this, there are fess and cotributions (e.g. Long Service Levy, Section 94) that are payable to council and to state government. The cost of 'building permit' (construction certificate) is less than $10,000, as the majority of plans are prepared at the DA stage. For your information, our last Sutherland-based client spent a total of $30,654 prior to commencement of construction.
You forgot to add stamp duty on purchase of land.
At today's prices, $1,500 per square metre will be sufficient to build a duplex of a 'high standard' (Caesarstone benchtops, polyurethane kitchens, glass splashbacks, stainless steel imported appliances etc.) You need, however, to allocate additional funds for site works: extra piering, retaining walls (if any), fences, driveway, cross-over and layback (parts of driveway on council land), landscaping, stormwater drainage, detention and disposal, rainwater tanks. This would generally cost in excess of $120,000 for an average duplex. This is significantly more than you allowed for.
For $15,000 you will get the demolition only. You will need to allocate additional funds to produce all required reports (dilapidation report for council property and adjoining properties, site manegement report, traffic report). Your average demolisher does not produce and does not include them in the quotation. You also need to make allowance for disconnection of power, gas, water and for removal of tress and topsoil. Add at least $10,000 on top of your $15,000 and watch for 'hidden azbestos' that never gets included in demolisher's quotation.
When calculating profit, do not forget one important thing: your profit on investment is likely to be within the range you specified. Your profit on equity (the funds actually invested) is likely to push over 70%.
In relation to subdivision, you need to have at least 800 square metres and 18m frontage in order to subdivide (Torrens title). With 600 square metres and 15 metres frontage, strata subdivision is achievable.
Sutherland Shire Council also has another peculiar development control: the frist floor cannot extend beyond 50% of the depth of your property. This means that the first floor will need to be 'pushed' towards the street and bedrooms, by definition, will need to be small-ish.
To all others:
Water tanks will only cost $2000 each if you have your own truck and crane to deliver and install them, if you make the concrete footing yourself, if you are a licenced plumber and if you get all connections (e.g. overflow) done for free. Let's not fortget that BASIX certificate will dictate which particular areas of a duplex need to have rainwater connected to. We are talking almost doubling the plumbing - and it is not cheap. Be careful with this one.
Chosing between architect and draftsperson is similar to chosing between a doctor and a nurse. Same field, vastly different levels of knowledge and competence. We are talking $10-15,000 difference in initial cost, that can affect the final outcome (sales price) by hundreds of thousands. You chose.
Cost of stormwater detention: if it is above ground, a shallow basin needs to be created by building a brick bund wall on concrete strip footings. With 70-80 metres in total length not unusual, the cost adds up. The alternative is a below ground storm water detention. This time you are effectively building a swimming pool covered by a reinforced concrete slab, that needs to support the driveway and cars. Check out the cost of swimming pool shells. They are other stormwater detention systems avaiable, but you need to check the applicability to a particular property.
Hope this helps. Feel free to contact me if you require clarification or further information.