PropertyInvesting.com | AALLII | Activity https://www.propertyinvesting.com/members/aallii/activity/ Activity feed for AALLII. Mon, 13 Apr 2026 00:14:32 +0000 https://buddypress.org/?v=2.8.1 en-US 30 hourly 2 453ab32f73f7c8d875335040f8e09f4e AALLII replied to the topic Discretionary Trust in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4406466-discretionary-trust-4/#post-4668701 Tue, 01 May 2012 06:54:31 +0000 Hi a little unrelated to the intial post but nonetheless relevant to topic heading…I have been advised that to get a loan with no financial backing except a stable and high income I can form a discretionary trust structure, have myself as a beneficiary and one other person as a beneficiary (i.e. parents) who have a fixed security (personal home…[Read more]

]]> c3930e40d9c61260c979e3c0fdb6dbf0 AALLII replied to the topic Subleasing a property in the forum Help Needed! https://www.propertyinvesting.com/topic/4406440-subleasing-a-property/#post-4668392 Thu, 26 Apr 2012 22:55:34 +0000 Oh I should have made it more clear, the current owners have purchased a new house and want to vacate the property and they are afraid that if they lease it to someone else, the property may be damaged and consequently until settlement will be liable to fix any damage (due to a very long settlement). In fact the current owners have suggested this,…[Read more]

]]> ffb4510e9642197669b70cf3bacbfa93 AALLII replied to the topic After a busness plan in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4406130-after-a-busness-plan/#post-4665849 Mon, 09 Apr 2012 23:39:22 +0000 Hi, it would be ideal to prepare one master version for myself, and ultimatly be able to leverage of that for tailoring to meet loan and business partner purposes.Would you have some type of template which you could email me?thanks,

]]> ece2dbe0b9601e7fe7dc2bbe07860597 AALLII replied to the topic Getting Finance for multi-unit development in the forum Finance https://www.propertyinvesting.com/topic/4406079-getting-finance-for-multi-unit-development/#post-4665451 Fri, 23 Mar 2012 03:54:23 +0000 brendogs wrote:
I totally understand what your saying there Terryw but I should have directed my question to AALLII. Thanks for your response, I have done my research and I do believe that structure to be the best for this particular project as it is for yours. Which accountant did you get to set this up for you? I don't have much faith in my…[Read more]

]]> 08056a3c492150185cbda68823694d86 AALLII replied to the topic Getting Finance for multi-unit development in the forum Finance https://www.propertyinvesting.com/topic/4406079-getting-finance-for-multi-unit-development/#post-4665448 Fri, 23 Mar 2012 01:26:08 +0000 Although I am not advising you Brendogs, the structure I am using for my project wihch is similar in your work is where I have established a company to be a trustee of a discretionary family trust that will operate the entire project. I am doing this project with family members as such it is safer then to do it with strangers. Benefits are that we…[Read more]

]]> 6428663c2de3be7e32163a2d455d8f3a AALLII replied to the topic Getting Finance for multi-unit development in the forum Finance https://www.propertyinvesting.com/topic/4406079-getting-finance-for-multi-unit-development/#post-4665442 Thu, 15 Mar 2012 02:05:52 +0000 Qlds007 wrote:
At 5 Units it is more than likely to be considered as a Commercial lend as you have suggested with a maximum lvr of circa 70%.Lenders will only lend against current value (assuming you are purchasing an existing block of unit) or a combination of cost  / end value if you are buying land and constructing.Either way your own…[Read more]

]]> 347acf58e96f95ded39f59b3c09f9b03 AALLII replied to the topic Getting Finance for multi-unit development in the forum Finance https://www.propertyinvesting.com/topic/4406079-getting-finance-for-multi-unit-development/#post-4665440 Wed, 14 Mar 2012 22:52:53 +0000 No, to be honest, I'm not concerned about the interest and whether it is capitalised. I actually prefer that as it will ensure I have more funds available incase something came up during the build process requiring funds which the bank will not lend against. The profitability of the project is quite high as such interest capitalisation vs payment…[Read more]

]]> cbbe1aefdf04af6565e72d2641d8b942 AALLII replied to the topic Getting Finance for multi-unit development in the forum Finance https://www.propertyinvesting.com/topic/4406079-getting-finance-for-multi-unit-development/#post-4665438 Wed, 14 Mar 2012 22:31:51 +0000 The property (block of land with a house on it) is being purchased initially as a residential property between the two of us and will be begining the development either a month later or 2. The land was say 500k, and say we develop at a cost of 900k, and final output = say $2m, does this mean we have an LVR of (500+900/2000) 70% or (900/2000)…[Read more]

]]> 3bd47396381b138e2ce3738ce90654bb AALLII replied to the topic Getting Finance for multi-unit development in the forum Finance https://www.propertyinvesting.com/topic/4406079-getting-finance-for-multi-unit-development/#post-4665434 Wed, 14 Mar 2012 03:56:16 +0000 Also another matter, do banks generally accept finance structures where payment for total interest is due either 6months later or at the end of the project upon realising the sale of all properties?

]]> e0b599bc6387fc1a31d8f8f487d04ddd AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/page/2/#post-4665036 Fri, 09 Mar 2012 05:28:30 +0000 oscar wrote:

jazz77 wrote:
If you dont have a builders licence you will have to go owner builder.You cant do multi unit work as an owner builder anymore.

Yes you can. For example, buy a block with your brother/sister etc. You can owner build 2 dwellings on the block where each individual has one each.

I agree there is always a loop hole

]]> b5d39923da41c3fa3a23ab3b89bacc65 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/page/2/#post-4665034 Thu, 08 Mar 2012 11:38:17 +0000 Mattnz thanks alot, thats very helpful. The problem is I’m not at the stage of discussions with builders as yet, but its great to have an understanding of the process before hand.

Thanks everyone :)

]]> 149990bff79f99120b387f639e550459 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/page/2/#post-4665032 Thu, 08 Mar 2012 05:07:28 +0000 Thanks guys,You are right, its important to have a buffer and I will likely include a buffer for risk in my calculations. however I'm intending to do a development with an overall total sqm's of over 860 which in turn means for every $100.00 it is likely to impact my margins by 86,000 (of-course net of GST).Thats why I'm wanting to know what…[Read more]

]]> 287c7358c7d915473ee01ab6ab8d0604 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/page/2/#post-4665029 Thu, 08 Mar 2012 02:27:40 +0000 Would you know the very rough range for both garage and balcony? I understand they would vary however just a basic modern garage as you would see in many places around the country.Thanks :)

]]> 12c47941716421edb6154c858e5e7721 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/page/2/#post-4665027 Thu, 08 Mar 2012 01:12:33 +0000 Now does your calculations for $1500 m2 differentiate between garage and balcony. I.e. What would be the costs say for a 3 bdr, 2 bathroom double garage, attached double story townhouse be for the following size:T'house = 135.15m2Garage = 36.56m2Balcony = 15.59m2TOTAL = 187.30m2Thanks,Also what do you think about the design size, i.e .is the…[Read more]

]]> 54e7949929bc7084c1051ccaf6de1ac0 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/#post-4665020 Wed, 07 Mar 2012 03:07:54 +0000 I thought a builders licence was only required for the heavy work, whereas things such as painting, landscaping, tiling etc was not required by a licenced builder specifically, please advise if my assumption was incorrect. thanks,

]]> 16302aea0986229e5cc253504e42ea86 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/#post-4665017 Wed, 07 Mar 2012 02:18:02 +0000 How much can be negotiated for economies of scale, i.e. building 5/6 units on a block rather then just 2 or 3?What percentage could one negotiate for this sort of thing?

]]> 8503d85d498c093e704997c37d57ea37 AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/#post-4665014 Wed, 07 Mar 2012 00:55:54 +0000 My father is a painter and obviously we can have the painting done ourselves, and the other areas such as landscape and plumbing and electrical we could organise for subcontractor to do directly by contracting it these things. Just wondering approximaltly how much discount can one obtain by having these things done one-self.Also if you engage a…[Read more]

]]> 87040552f55f1118e9ad9cd830dc1c6b AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/#post-4665011 Wed, 07 Mar 2012 00:02:03 +0000 Thanks Chrstian,does that price of approx 1500 inc GST include from start to end, i.e. carpets, all kitchen, painting, landscape, curtains, air cond/heating etc?It also seems so expensive when you consider a 21.5 square unit (200sqm) to cost approx 300k to build. I would have thought it would be low 200k.What are some ways you know one could…[Read more]

]]> e64bd41b52bd570bf0bdf11c6d4b49cb AALLII replied to the topic Townhouse construction costs in Melbourne in the forum Help Needed! https://www.propertyinvesting.com/topic/4406018-townhouse-construction-costs-in-melbourne/#post-4665009 Tue, 06 Mar 2012 01:58:13 +0000 mace wrote:
Hi All,I have spent the past 2 hours trawling through the Forums to see if I can find an answer to my question:      "What is an 'accurate' and 'up-to-date' cost per square metre to construct a 200m2, 2-atorey 3 bedroom townhouse of a reasonably good finish in Melbourne"But to no avail.The answers I have found so far range from ar…[Read more]

]]> 97a336a24814732c768fc788c41338bb AALLII replied to the topic How do assess the difference between builders in the forum Value Adding https://www.propertyinvesting.com/topic/4405994-how-do-assess-the-difference-between-builders/#post-4664710 Sun, 04 Mar 2012 04:54:58 +0000 What do you mean by everything? Do you include cost of the land aswell?

]]> c05d4ab7e3fae97f058ffafcdceedeaa AALLII replied to the topic How do assess the difference between builders in the forum Value Adding https://www.propertyinvesting.com/topic/4405994-how-do-assess-the-difference-between-builders/#post-4664708 Sun, 04 Mar 2012 03:55:07 +0000 mattnz wrote:
Where do you plan to develop? Check out this site for estimated build costs http://mortgagehouse.com.au/construction/construction-costs-per-square-metre.aspx It advises 3br, 2 level brick veneer townhouse, including allowance for common property, medium finish $1,480/sqm

Very handy website thanks for that. Although I'm not sure…[Read more]

]]> 7e98bad85961e9dfbd3787da71c555c4 AALLII replied to the topic How do assess the difference between builders in the forum Value Adding https://www.propertyinvesting.com/topic/4405994-how-do-assess-the-difference-between-builders/#post-4664707 Sun, 04 Mar 2012 03:50:59 +0000 Melbourne suburbs, approx 30k from the CBD.

]]> 7b9990db69f924953c88f32ebf1d86cf AALLII replied to the topic Help with financing a property purchased under a Family Trust. in the forum Finance https://www.propertyinvesting.com/topic/4405990-help-with-financing-a-property-purchased-under-a-family-trust/#post-4664683 Sun, 04 Mar 2012 03:23:11 +0000 Thanks Terryw, sounds good much more clearer now.

]]> a26634b3d48a547e43f01be55703a206 AALLII replied to the topic How do assess the difference between builders in the forum Value Adding https://www.propertyinvesting.com/topic/4405994-how-do-assess-the-difference-between-builders/#post-4664705 Sun, 04 Mar 2012 03:12:00 +0000 Really? that sounds far too expensive, based on your calculations of 1500+ per sqm it would roughly cost about 300k for a 21.5square double story unit. That sounds a bit expensive? I'm not a builder myself so some help would be appreciated.thanks :)

]]> d4a5dc36bb4077844a03bb85c25e3148 AALLII replied to the topic Trusts and Tax Deductions in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4405873-trusts-and-tax-deductions/#post-4663866 Sat, 03 Mar 2012 11:03:36 +0000 I am accountant in the area of financial reporting and we are governed by the Australian accounting standards board and per the aasb we are allowed to capitalize interest on costs such as interest. Can interest be capitalized for property development by tax legilation and form part of the cost base? Thanks :)

]]> 1b14c7232a570c7d6b60fbe5aec212f8 AALLII replied to the topic Help with financing a property purchased under a Family Trust. in the forum Can someone please explain https://www.propertyinvesting.com/topic/4405990-help-with-financing-a-property-purchased-under-a-family-trust/#post-4664681 Sat, 03 Mar 2012 10:57:19 +0000 Can someone please explain the difference between having a company setup to be the trustee of a trust as opposed to having myself as the trustee of a trust which will be used for purpose of subdivision and land development.

Thanks :)

]]> d24ab31a3ebf119b0296f92f439c9fd3 AALLII replied to the topic How do assess the difference between builders in the forum Value Adding https://www.propertyinvesting.com/topic/4405994-how-do-assess-the-difference-between-builders/#post-4664701 Thu, 01 Mar 2012 21:18:25 +0000 Diffinetley a good idea. Are project managers accredited by any body or institution so that I may get in contact to find one.

Thanks again

]]> 7a79e11a3edd807e24722479d868c47d AALLII replied to the topic Remove Asbestos or sheet over in the forum Value Adding https://www.propertyinvesting.com/topic/4405892-remove-asbestos-or-sheet-over/#post-4663973 Wed, 29 Feb 2012 08:03:30 +0000 Someone mentioned above that approx 90% of homes build before 1980’s will have some asbestos.
I have recently got a house and nowhere in the contract does it state it may or may not have asbestos. My plans are to knock it down and build over the land, anyone know of some prices i should expect to deal with potential asbestos and demolition?

]]> 6b5e62e705d05cab23972e478c78a767 AALLII replied to the topic Capital Gains Tax On Duplex Build? in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4405780-capital-gains-tax-on-duplex-build/#post-4663066 Tue, 28 Feb 2012 08:39:33 +0000 Really, this is new to me. I can see the logic that CGT will not apply if you buy land and develop, however what if you buy land with a house on it and then subdivide, build and sell.Will CGT apply under this scenario? Obviously it is more beneficial if CGT did apply.

]]> 088f5eafdf459973a049d8413cce6681 AALLII replied to the topic GST on a new residential dwelling in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4405182-gst-on-a-new-residential-dwelling/#post-4658824 Tue, 28 Feb 2012 08:34:47 +0000 If you do not use the margin scheme or wasnt included in  your contract of sale, does this mean that the credit which would ordinary be available for the cost of land (i.e 1/11th of cost of land) will not be available anymore? Also my understanding is as follows:Use of margin scheme – I.e. you buy land for 500k, develop units and sell total…[Read more]

]]> 648660a5ee2a4028eba647478f0ec339 AALLII replied to the topic Capital Gains Tax On Duplex Build? in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4405780-capital-gains-tax-on-duplex-build/#post-4663064 Tue, 28 Feb 2012 07:34:39 +0000 Yes I will seek professinal advise thanksHowever before I do, would you know from what time period you are classified as owner for 12 months purpose (50% CGT); i.e. settlement is likely to be for example October 2012, building is likely to take for example 9 months on 5 units. Do you suggest to be able to gain the 50% CGT benefit to hold onto…[Read more]

]]> b00c3af8e1ff4703492256409d7e3764 AALLII replied to the topic Finance on a block of 6 units on one title with residentail rates in the forum Finance https://www.propertyinvesting.com/topic/4405823-finance-on-a-block-of-6-units-on-one-title-with-residentail-rates/#post-4663449 Tue, 28 Feb 2012 02:48:57 +0000 I am considering developing 5 units on a single title. All are three bedders with 2 car garages in a suburban location. I have been advised that big 4 banks will only consider 3 or 3+ unit development as commercial and consider rates at approx 11%.This does not seem reasonable to me as the property will be secured anyway.This is also my first…[Read more]

]]> 6f0b7cb282b7cb182bdb0146d303cdbb AALLII replied to the topic Capital Gains Tax On Duplex Build? in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4405780-capital-gains-tax-on-duplex-build/#post-4663062 Tue, 28 Feb 2012 02:21:48 +0000 I'm interested in this too, any help would be appreciated.

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