Pull down house, rebuild 2 townhouses - block 9 m x 30 m

[ozgal]

Hi there,

Currently have old freestanding single storey house in Prahran on 9 m x 30 m block. Only have small mortgage on property.

Have thoughts of knocking down current house and rebuilding two double storey townhouses. Parking is required, so garages would have to be beneath. Plenty of buildings like this in our street but most have wider frontage than ours.

Added to the above, we are wanting to have the loan for this development applied to one of the townhouses only which will become investment property. We would live in one townhouse together with adult sons (who are wanting to stay with us so they can save for future investment properties).

Would like each townhouse to have small study and Master Bedroom with ensuite, living, kitchen and family room, laundry downstairs, and two bedrooms upstairs each with own ensuite, one at rear and one at front of property, with living area in between the bedrooms.

As the block is small this could be an impossible dream. Also not sure if proposal like this would meet resistance from City of Stonnington. As mentioned above, a large number of townhouses in street and surrounding areas.

Our budget would be $700,000.

Would appreciate feedback on above and suggestions.

Cheers and thanks so much.

 

[Aaron_C]

Hi there,

Currently have old freestanding single storey house in Prahran on 9 m x 30 m block. Only have small mortgage on property.

Have thoughts of knocking down current house and rebuilding two double storey townhouses. Parking is required, so garages would have to be beneath. Plenty of buildings like this in our street but most have wider frontage than ours.

Added to the above, we are wanting to have the loan for this development applied to one of the townhouses only which will become investment property. We would live in one townhouse together with adult sons (who are wanting to stay with us so they can save for future investment properties).

Would like each townhouse to have small study and Master Bedroom with ensuite, living, kitchen and family room, laundry downstairs, and two bedrooms upstairs each with own ensuite, one at rear and one at front of property, with living area in between the bedrooms.

As the block is small this could be an impossible dream. Also not sure if proposal like this would meet resistance from City of Stonnington. As mentioned above, a large number of townhouses in street and surrounding areas.

Our budget would be $700,000.

Would appreciate feedback on above and suggestions.

Cheers and thanks so much.

That means that both townhouses would have a street frontage of 4.5m - which is not uncommon for that area, but is still on the small side of things. What you should do is visit the City of Stonnington's planning area to get a feel for whether they would approval such a development. But as Prahran/South Yarra has plenty of these type of townhouses, it shouldn't be a big problem.

If you're worried about budgeting- $700,000 for both townhouses sounds a little low. In Prahran, you'd have to build houses to a decent quality - which could cost you upward of $1,500-2,000 per sqm. This doesn't include other fees such as land surveying, architect fees, planning fees etc. If you want I can recommend an architect who is experienced in these things (he is doing 12 townhouses for me now) if you want an expert on board to advise you.

As for financing - you can either go for a commercial construction loan (no need for financials, can claim back GST credits but need pre-sales) or you can go for a normal construction home loan (need financials, but can't claim back GST credits). The normal construction loan would probably suit you more since you want to keep one as an IP in the future. If you need more info feel free to PM me.

 

[ozgal]

Hi Aaron,

Thank you so much for your suggestions and offer re architect.

The first port of call would be to visit the Town Planning Section of council, as you have most kindly pointed out.

Might PM you once we have done a bit more legwork.

Again, thanks so much for your help.

 

[Aaron_C]

No worries - glad to help. Development is extremely exciting but make sure you get the right advice.

 

[Norbulinka]

Hi Ozgal

I am a local architect, and my thoughts on what you have said is this:

• Your budget seems tight for a dual development with many ensuites.
• Advice on costing should be sought from a cost planner/ QS.
• Basement carparks are very expensive, and given the constraints of your site will pose big issues re turning circles.
• 3 bedrooms require 2 car parks. An option here might be using a 'car stacker'.
• Other issues to consider here is the viability of demolishing your existing dwelling, some areas have heritage overlays which might have a bearing on the proposed project.

As mentioned above, consult the Stonnington planning department, but also begin discussions with a couple of different building designers/ architects, also some calls to cost planners/QS' and perhaps some builders as well.
As an architect I would advise you to not forgo paying for professional cost planning advice.