Single Bedroom Dwellings in WA?

Discussion in 'Innovative Techniques' started by thatbum, 30th Jun, 2013.

  1. westminster

    westminster P Plate Developer

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    Agreed. I think by having them as over 55s you really reduce your market though. Single Bedroom dwellings can be sold to anyone so instantly your market is WAY more - first home buyers, singles, divorcees, people with fur kids, retirees, downsizers etc etc
     
  2. HD_ACE

    HD_ACE Game-Changer

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    Well from my understanding, The criteria is that it shall only be applied where development is proposed.

    Unless its in Joondalups TPS, then I would be looking further into their claim.
     
  3. Gingerbeer

    Gingerbeer Member

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    Yeh this is a good point.

    Doesn't look like an appealing location for over 55's.
     
  4. Gingerbeer

    Gingerbeer Member

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    There was nothing in the planning scheme re: single bed dwellings which was the main reason I was calling. Planner just said as per r codes.

    I was contemplating doing something along these lines
    http://www.realestate.com.au/property-house-wa-mullaloo-118302971

    Retain front, build 2 single beds on the back (would need 5% variation). I think this location would be popular with young couples/down sizers.
     
  5. westminster

    westminster P Plate Developer

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    Please watch out if you want to put them behind something. You need the 'effective' lot size to meet the criteria - so can't use common driveways to help meet it

    BTW I have previously spoken to a town planner at another council and they didn't understand it at all. It is a rarely used part of the RCodes and rarely seen by most town planners.
     
  6. perthguy

    perthguy Member

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    It's not a great location for over 55's. It's on a corner and a reasonably busy road. However, across the road is a cinema, gyms, places to eat. It is a short walk to a bus interchange that has busses to Curtin, the airport the city or the Midland Train line. Also a short walk away is the local library and rec centre with gym and pool. I can see these places really appealing to younger singles/students. The developer might have to apply to council to have use changed because I really can't see over 55's wanting to live there.
     
  7. Gingerbeer

    Gingerbeer Member

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    Ok, so would need 280m2 min site area excluding common property, then average site area 300m2 cp inclusive?

    This is what makes it such an interesting strategy - less competition for sites because not many people know about it.
     
  8. westminster

    westminster P Plate Developer

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    This is the best policy I have seen written so far - from what I can see nothing is over or under the RCodes

    http://www.cockburn.wa.gov.au/docum...icy_statements/planningdevelop_serv/apd56.pdf

    And yes they do talk about having a mixture of single and normal.
     
  9. Gingerbeer

    Gingerbeer Member

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  10. VaSSagO

    VaSSagO Member

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    I am building 4 single storey 1x1x1s in Ellenbrook near the town centre. Worked out at $132k each turn key including landscaping & fences etc.
     
  11. stumpie

    stumpie Member

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    Vassago

    would you mind sharing your journey on this?

    have you any pictures?

    have you got a 2nd room that is encloseable?
     
  12. VaSSagO

    VaSSagO Member

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    Not much of a journey, purchased as a H&L package including NRAS entitlements ($40k pa). Just signed the paperwork and now waiting for construction to finish, I think the pads went down last week or are happening this week.

    Cost $262k each, estimated market value $300-$320k each.

    Will be cashflow positive $40-50k pa. :D
     
    Last edited: 24th Nov, 2014
  13. westminster

    westminster P Plate Developer

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    Extreme kudos to you for realising the potential to stack NRAS on top Vassago.

    Winner, winner, chicken, dinner.

    Is there any reason in particular you didn't go the full 70sqm for your development or does the Council only allow 60qm there?
     
  14. VaSSagO

    VaSSagO Member

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    The advantage / disadvantage of buying as a H&L package is I didn't have any involvement with the approvals etc.

    I dug in my heals to ensure that each dwelling had separate meters (water, gas & elec) instead of sub-meters and making the final progress payment 20% instead of the 5% they proposed.

    The builder has already tried to past the cost of the additional headworks to allow for separate water meters on to me but it is clear as day in the contract that it is included so they have minimal chance of getting it (additional $20k I believe that they didn't factor in).
     
  15. stumpie

    stumpie Member

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    Vassago you won lotto without buying a ticket. fantastic and well done.
     
  16. jezza888

    jezza888 Member

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    so let me get this straight, if you have a property which falls short of subdivision, you can apply to have the property subdivided and build 1x1x1 using the 5% variation rule, then you can fill that lot with as many 1x1x1 so long you dont use the common driveway to calculate available land size?

    So a 850 block would need 233m2 min without common property, then you could fill with say 3x 1x1x1's? (233/70=3.3)
     
  17. perthguy

    perthguy Member

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    I'm not sure you can use the 5% variation rule and the single bedroom concessions together. From what I have seen, it is either one or the other. Also, the single bedroom provisions only apply "where development is proposed". Check Part 5 C 1.4 of the R-Codes.
     
  18. westminster

    westminster P Plate Developer

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    Jezza speak English!!

    Ok so I'm assuming you are talking about an R20 block, yes?

    No you can't have 5% variation on top.

    An 850sqm R20 block could create 3 single bedroom dwellings. You need 233 per dwelling, then you create a dwelling which is 70sqm on that 233sqm.
     
  19. jezza888

    jezza888 Member

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    Ohhh!!

    Thanks for explaining myf :p

    Will be interesting to see if the market accepts these!

    What would constitute a "single dwelling demand" in the local planning strategy?
     
  20. boeman

    boeman Member

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    Talking from a personal standpoint, I would live in a 1 bedder with a courtyard in a duplex/triplex.

    No strata management like in most complexes, so you can have a pet in your courtyard and do as you please a bit more. Start a small garden and such. Also appealing to retirees wishing to downsize.

    All the bonuses of inner city living and low maintenance, combined with actually owning everything on the lot and being able to live as you please a bit more.

    In fact the demographic of young professional couples and retirees share a lot of common wants for property.