It will still have to meet the average lot size requirements. Ie 300m2 x3 so 900m2 lot. But not sure if 5% variation can apply to average or only to the minimum lot sizes.
Cheers
New WA Residential Design Codes are out! (effective 2nd Aug)
- Thread starter westminster
- Start date
It will still have to meet the average lot size requirements. Ie 300m2 x3 so 900m2 lot. But not sure if 5% variation can apply to average or only to the minimum lot sizes.
Cheers
Continued from - http://somersoft.com/forums/showthread.php?p=1046290#post1046290
Wouldn't it be possible to do three at a lower density - three dwellings at r50?
Wouldn't it be possible to do three at a lower density - three dwellings at r50?
nothing at all, but it's still tight.
I can put a 3x2 in 90sqm but it ain't pretty, my 100sqm designs constantly achieve much higher sales and valuation prices.
you can do three lots and maintain your 40% open space, I don't think a triplex is an underutilisation of the R60 zoning.
and I gotta be honest, it really is only a triplex site after common driveway is removed.
I can't imagine valuers being too kind on blocks in the 'wheen under 200sqm.
but then, why not do 4 or 5 three bed apartments? depends on your budget, I guess.
I can put a 3x2 in 90sqm but it ain't pretty, my 100sqm designs constantly achieve much higher sales and valuation prices.
you can do three lots and maintain your 40% open space, I don't think a triplex is an underutilisation of the R60 zoning.
and I gotta be honest, it really is only a triplex site after common driveway is removed.
I can't imagine valuers being too kind on blocks in the 'wheen under 200sqm.
but then, why not do 4 or 5 three bed apartments? depends on your budget, I guess.
was thinking 3x1 for a villa - i guess I have a while to think about it
How much will the house in Girrawheen rent for? I find myself wondering if investors would be better off purchasing 3 off these for about $260,000 more inc stamp duty. (rough calculation) they would rent for about $480-$490/wk.
Advantages
-instant rent/possibly higher rent - could buy next property sooner
- don't need To beg bank for dev't funds
- can improve
- no devt headaches and decisions
- half distance to city
- lower feral factor
- about same land size but should appreciate more
Disadvantages
- you don't own whole complex so have to deal with b/c/other owners
- could be a good hands on developing learning experience
- less depreciation although if you don't hold long term negligible
Possibilities
- it may not be profitable to develop now but be profitable after next cycle
I am wondering if a whole heap of dev sites in cheaper areas are going to flood the market next downturn when aspiring young developers realise developing isn't profitable.
i dont follow the first part of this post - $260k extra for what, and where?
rent for the house i bought in girrawheen at the moment would be about 380 per week. rent for three villas in three years time? who knows, a lot can happen in three years.
closer to the city doesnt necessarily make it any less feral, i offer parts of maylands, leederville, wembley etc as examples.
I'm pretty happy either way its a big block still reasonably close to town for less than 365
Last edited:
around cambridge street
i dont really care - but i remember the areas around cambridge street to be pretty ordinary, especially the flats right at the start.
i am under no illusions about what girrawheen, balga and those sort of areas are like - but they generally change over a longish period of time.
i am under no illusions about what girrawheen, balga and those sort of areas are like - but they generally change over a longish period of time.
Oops - I forgot to put link in!
http://www.realestate.com.au/property-townhouse-wa-yokine-114134183
All up I'm thinking it would cost about $1,000,000 to build 3 - 3x2's in Girrawheen. Stamp duty, demolition, interest, lanscape etc correct me if I'm wrong.
Or for about $260,000 you could by 3 3x1 villas at yokine. I'm not sure what villas in Westminster would rent for, will take a look in a tick but I think Yokine would outperform Westminster long term with growth. I know a 3x1 sold for $408,000 and rented for $490/wk a few months ago that was partly reno'd
Last edited:
About 3 years
Who knows what the price of units will sell for at this time?? I am guessing that they will continue to rise.
Most blocks in Girrawheen around 692 sqm and when I purchased the builder I contacted advised that it would not be possible to build 3 villas on this size block.
There have been a few larger blocks that have come on the market. One recently sold for $429,000 Girrawheen Ave it was around 774 sqm, house was a little run down but certainly could build 3 units/villas.
This link is a townhouse and its over 400k
About 3 years
Who knows what the price of units will sell for at this time?? I am guessing that they will continue to rise.
Most blocks in Girrawheen around 692 sqm and when I purchased the builder I contacted advised that it would not be possible to build 3 villas on this size block.
There have been a few larger blocks that have come on the market. One recently sold for $429,000 Girrawheen Ave it was around 774 sqm, house was a little run down but certainly could build 3 units/villas.
Agree I am not worried about it even two houses if it came to it
h
You bought a development site and youre not worried if you have to put 2 instead of 3 on there?
At 2 you would be struggling to get your money back imo and any profit would be miniscule.
each lot will cost you around 230-250k by the time all costs are considered, you would need to sell each well over 500k to make a fair profit and i dont see that happening in girrawheen-
You can build a house for a lot less than that I've already got prices for site clearing etc. thanks for the advice sanj
I do appreciate your advice. I am new to this which is why I'm here. The way I look at it if I contribute minimal cash to get it started and rent the house it a few year paying p an I it probably wouldn't be a bad return on my initial investment or am I looking at it the wrong way?
Ok I'll use a different example - this sold for $408000, no work done, rented for $490/wk. I think a house in Giirawheen would rent for $390? (not sure, don't know the area well), ($5200/yr diff) I'm not saying I know all the answers, just thinking out loud !
http://www.realestate.com.au/property-villa-wa-yokine-112743543
Similar threads
