PropertyInvesting.com | alfrescodining | Activity https://www.propertyinvesting.com/members/alfrescodining/activity/ Activity feed for alfrescodining. Sat, 11 Apr 2026 18:50:24 +0000 https://buddypress.org/?v=2.8.1 en-US 30 hourly 2 de23d7438dd63be5691ddebda9a408d5 alfrescodining replied to the topic Cost of a new small kitchen in the forum Value Adding https://www.propertyinvesting.com/topic/5005508-cost-of-a-new-small-kitchen/#post-5015257 Sat, 31 Oct 2015 06:26:35 +0000 Thanks for your replies everyone.

I did it myself except for the tiling and new sink.

I would post pictures if this site allowed it. I don’t have anywhere I can upload it to for a link. The picture hosting sites are too confusing.

]]> 146ea1e83b1333d50cefa2177a1992b3 alfrescodining replied to the topic Cost of a new small kitchen in the forum Value Adding https://www.propertyinvesting.com/topic/5005508-cost-of-a-new-small-kitchen/#post-5005896 Sat, 11 Apr 2015 03:14:16 +0000 If I was going to get the floor tiled too, would the tiling come before the new kitchen and go on top of the tiles?

Or do the kitchen benches/cabinets/cupboards get put in first, and just tile around where they have been put?

]]> cdd46b8d619b93065717af7995232137 alfrescodining started the topic Cost of a new small kitchen in the forum Value Adding https://www.propertyinvesting.com/topic/5005508-cost-of-a-new-small-kitchen/ Fri, 03 Apr 2015 11:09:09 +0000 Hi everyone.

I’m thinking of doing a renovation in my investment property. The kitchen is dated, ugly and partly broken.

What should I expect to pay for a new kitchen (including dishwasher)? It’s a small kitchen – 6 or 7sqm.

I’m not interested in getting a flatpack or doing any work myself. The finishes would be normal – not flashy, not…[Read more]

]]> cbf32b6fbf99e9d0b21e963ff4ed4acd alfrescodining replied to the topic RP Data Market Cycle Comparison - Interesting! in the forum General Property https://www.propertyinvesting.com/topic/4997580-rp-data-market-cycle-comparison-interesting/#post-4997605 Thu, 11 Dec 2014 10:51:59 +0000 I think it can keep rising steadily, particularly if interest rates are cut early next year.

A whole new group of speculators and tyre-kickers who would be sidelined now are able to enter the market when rates drop meaningfully.

Can anyone point to a time when house prices have fallen WITHOUT interest rates rising first (i.e. while rates have…[Read more]

]]> 91e4124537bff5e398cd46ae3ac48324 alfrescodining replied to the topic What questions would you ask an expert developer? in the forum Value Adding https://www.propertyinvesting.com/topic/4995818-what-questions-would-you-ask-an-expert-developer/#post-4996146 Fri, 31 Oct 2014 12:42:20 +0000 How to take it to the next level from duplexes/townhouses/small subdivisions to bigger developments with higher margins….?

]]> e01a998e473fab3b5c11cbcdc837e264 alfrescodining replied to the topic Latest Renovation - Sunshine Coast in the forum Value Adding https://www.propertyinvesting.com/topic/4995965-latest-renovation-sunshine-coast/#post-4995974 Mon, 27 Oct 2014 09:31:09 +0000 Do you ever put a new kitchen in?

If so, how much does that cost?

]]> a81ec52e2a489cbb72a433c16e1e7211 alfrescodining replied to the topic Commercial financing for a property development in the forum Value Adding https://www.propertyinvesting.com/topic/4995911-commercial-financing-for-a-property-development/#post-4995946 Sat, 25 Oct 2014 21:32:24 +0000 Thanks for your response – much appreciated. I wish my broker had’ve sent me to one of those banks then, because I could’ve saved 6 months.

So with commercial lending, what would a typical LVR be for a multi-unit construction (e.g. 10 units)?

]]> 5613058b32518993b546209a6cc1fdb6 alfrescodining started the topic Commercial financing for a property development in the forum Value Adding https://www.propertyinvesting.com/topic/4995911-commercial-financing-for-a-property-development/ Fri, 24 Oct 2014 08:25:53 +0000 Hi friends

I’m building a duplex, and my loan is the same as a normal property investment loan. The interest rate is about 5% or whatever.

ANZ say they will treat up to 4 houses on one title as a normal property investment loan.

What I would like to know is what will happen if I were to build for example 6 houses on one title, and need…[Read more]

]]> fd2d6c84b41db1637e2176df798eccfa alfrescodining replied to the topic Selling an old garage on my property in the forum Value Adding https://www.propertyinvesting.com/topic/4995573-selling-an-old-garage-on-my-property/#post-4995747 Fri, 17 Oct 2014 10:49:50 +0000 I put it on there for $100. He talked me down to $50, but I didn’t care, I told him to pick it up and give the money to the tenant. I let the tenant keep the money. I just wanted the metal gone.

You sound like you’ve got a fair bit more than I did though – maybe a couple of hundred dollars would be appropriate….?

]]> 06a080ff615f480748e98b2aadaf7330 alfrescodining replied to the topic Selling an old garage on my property in the forum Value Adding https://www.propertyinvesting.com/topic/4995573-selling-an-old-garage-on-my-property/#post-4995587 Mon, 13 Oct 2014 07:25:43 +0000 mate i had the same situation with metal from a carport.

put it on gumtree and someone should ring within the hour.

people love scrap metal.

]]> 634ca496b7b88d73c1c4f3f9409d9623 alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/page/3/#post-4993314 Fri, 01 Aug 2014 10:41:48 +0000 G’day Oscar.

Is rent from properties your only income? If so, how do the banks treat your income when you apply for loans?

]]> 266cfa954522bfd8b9cf4e381f6d0855 alfrescodining replied to the topic How do banks consider rental income? in the forum General Property https://www.propertyinvesting.com/topic/4990939-how-do-banks-consider-rental-income/#post-4990968 Sun, 25 May 2014 08:21:35 +0000 Wow thanks for all the great responses everyone.

I don’t understand the banks’ approach to this…. why isn’t rental income considered to be more secure than a salary? Someone could get sacked at any moment, but a house would rarely burn down….?

Also why would AMP have a policy of not lending to anyone with more than 10 properties?

]]> 93b76e9927b073335d5aeb6a32a59cee alfrescodining started the topic How do banks consider rental income? in the forum General Property https://www.propertyinvesting.com/topic/4990939-how-do-banks-consider-rental-income/ Sat, 24 May 2014 07:32:08 +0000 Does anyone have any experience with having only rental income as your only source of income?

Say you own 4 houses that are cash flow positive, which make you $50,000 per year.

Is there any sort of discount applied to your income, based on it not being a salary?

What I’m getting at is how do you know you can quit your job, and still be able to…[Read more]

]]> 470bb860dfbd52895e747f6e9ebc88f2 alfrescodining replied to the topic Is my granny flat too small for two bedrooms? in the forum Value Adding https://www.propertyinvesting.com/topic/is-my-granny-flat-too-small-for-two-bedrooms/#post-4699671 Tue, 01 Apr 2014 21:05:00 +0000 Everyone's responses have been very helpful – thankyou!

I just wish I could post a plan of it.

What about the idea of having only 12 square metres as a backyard?

]]> 965487ecb595e77937218be6d14bb1cc alfrescodining replied to the topic Posting pictures in the forum Site Problems / Feedback https://www.propertyinvesting.com/topic/posting-pictures/#post-4700028 Thu, 20 Mar 2014 08:53:17 +0000 Where is somewhere I can upload pictures to off-site?

]]> c15197457aac83942f81ee01909d1c88 alfrescodining replied to the topic Posting pictures in the forum Site Problems / Feedback https://www.propertyinvesting.com/topic/4410830-posting-pictures/#post-4700026 Sun, 16 Mar 2014 11:07:52 +0000 What a shame – there I was getting my hopes up!

Picture upload function should be easy.

]]> 49e64ad1808b90b7fcebe173188363d8 alfrescodining replied to the topic Is my granny flat too small for two bedrooms? in the forum Value Adding https://www.propertyinvesting.com/topic/4410771-is-my-granny-flat-too-small-for-two-bedrooms/#post-4699663 Sun, 16 Mar 2014 06:46:32 +0000 To the administrator, it would be really good if you could upload pictures from the computer, not just a link from a website.

]]> 833602a63b74df38105711e8fd8341d9 alfrescodining replied to the topic Hornsby Sub Division in the forum Value Adding https://www.propertyinvesting.com/topic/hornsby-sub-division/#post-4699612 Sun, 02 Mar 2014 10:36:46 +0000 Read the Development Control Plan

]]> 977c46f42ab8258971f4f386d81a0c23 alfrescodining replied to the topic Joining 2 Units in the forum Value Adding https://www.propertyinvesting.com/topic/4410714-joining-2-units/#post-4699395 Fri, 21 Feb 2014 10:44:45 +0000 Would you need to amend the strata plan to reflect the new configuration?

]]> 408790db55a7e0c6f06f1d72f30389a5 alfrescodining replied to the topic Any one ever buy a property in chile? in the forum Overseas Deals https://www.propertyinvesting.com/topic/4408100-any-one-ever-buy-a-property-in-chile/#post-4681027 Sun, 25 Aug 2013 12:00:39 +0000 I'm thinking of buying an apartment in Santiago.  To the original poster, if you ever come back to the forum, I'd appreciate any info you can share about strata laws (or the Chilean equivalent) in the country.

]]> 76e67990f5c54a64382949a9c69b061b alfrescodining replied to the topic Property Cycle at the moment in the forum General Property https://www.propertyinvesting.com/topic/4409789-property-cycle-at-the-moment/#post-4693675 Sat, 10 Aug 2013 10:23:34 +0000 Catalyst wrote:

I believe interest rates will be low for a while but they can't stay low. THIS is when it gets interesting. If it's true that new time investors are buying we may see some correction when some can no longer hold onto properties. When interest rates go from 5% to 8% in a short time it will hurt the unprepared. On a $300,000…[Read more]

]]> dd21f399b5658b93eebeca7c84b18fd1 alfrescodining replied to the topic 2Bedroom villa conversion in the forum Value Adding https://www.propertyinvesting.com/topic/4409758-2bedroom-villa-conversion/#post-4693556 Sun, 28 Jul 2013 08:09:07 +0000 mentee wrote:
Hi alfrescodining, I was thinking the same way before but was limited by the window on LHS of entry, this will significantly reduce the living area. Even by reducing the size of the kitchen.

    But you would avoid having to touch the kitchen at all.  The new bedroom wall could start just after the window. Living/dining area could…[Read more]

]]> e3ece8b67d6d2c0c9f8490c147722c1d alfrescodining replied to the topic 2Bedroom villa conversion in the forum Value Adding https://www.propertyinvesting.com/topic/4409758-2bedroom-villa-conversion/#post-4693553 Thu, 25 Jul 2013 10:18:00 +0000 Why not put the third bedroom at the southeastern end of the house and reduce the size of the lounge/dining area? and avoid destroying the kitchen.  

]]> 7e37f3fefe0e5b82a126e4e3a7059229 alfrescodining replied to the topic 2Bedroom villa conversion in the forum Value Adding https://www.propertyinvesting.com/topic/4409758-2bedroom-villa-conversion/#post-4693544 Tue, 23 Jul 2013 23:22:35 +0000 There is no minimum bedroom size under the BCA. States or Councils might set one though.  You should at least make the wall of the third bedroom go past the end of the window facing southwest.  Also check if the Council requires extra car parking based on number of bedrooms in the villa.

]]> 1583067086c547423c4057a3b540ba79 alfrescodining replied to the topic Resale Value in the forum Value Adding https://www.propertyinvesting.com/topic/4409737-resale-value/#post-4693423 Tue, 23 Jul 2013 01:35:30 +0000 Similar method I would say. Realestate.com.au can filter results by site area, number of bedrooms. So you can search for a 3 bedroom house on a 400sqm block for example, and see whats on the market now matching that or whats soldin that category.

]]> adeb459ff3e2b9f461d5c8a7f407f147 alfrescodining replied to the topic Resale Value in the forum Value Adding https://www.propertyinvesting.com/topic/4409737-resale-value/#post-4693420 Fri, 19 Jul 2013 12:18:03 +0000 Sold prices on realestate.com.au.   

]]> 4ea8ced7cf99d20b2a1280667056da74 alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/page/2/#post-4692793 Thu, 18 Jul 2013 02:36:52 +0000 Oscar where is the stormwater going?

It looks like the site slopes away from the street.

]]> a2fc0b26588217e5bd3ed855646a3255 alfrescodining replied to the topic Costs of services to new developments in the forum Value Adding https://www.propertyinvesting.com/topic/4409660-costs-of-services-to-new-developments/#post-4693029 Sat, 06 Jul 2013 00:29:26 +0000 Thanks Wilko. Its two new townhouses, on a proposed battle axe allotment behind my existing house. And yes I'm only talking about connections to the grid, not in the property. Does $20,000 for water and sewer sound right? And I've got no idea how much electricity and phone connections to the grid would cost. I'm assuming I don't need any new…[Read more]

]]> eb4f9cd742fa0cf82257379d32e8aa62 alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/#post-4692784 Mon, 01 Jul 2013 10:35:15 +0000 Last question I promise.   What about screen doors at entrance to house?  And blinds/curtains???

]]> 3989c57a9c71e424a54fbb5d817f14dd alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/#post-4692783 Mon, 01 Jul 2013 10:34:21 +0000 Wilko and Oscar, you guys are legends. Thankyou.

]]> bdd03b33c87706e891eda964bab15a50 alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/#post-4692781 Mon, 01 Jul 2013 08:14:59 +0000 Even if you plan to rent them?  Tenants don't expect washing machines?

]]> f697e6dc090fca2ee45605e5df600a0b alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/#post-4692777 Sun, 30 Jun 2013 22:50:20 +0000 What about washing machines, do you usually include those?

]]> e49991212811f815f0ec8c3534d2e71d alfrescodining replied to the topic Foot into Development in the forum Value Adding https://www.propertyinvesting.com/topic/4409610-foot-into-development/#post-4692712 Sun, 30 Jun 2013 03:19:57 +0000 Could it be the case that if a person was doing say a 20-unit development, but they only needed to borrow say 50% of the finance, that they would get normal residential lending rates and no presale requirements?

]]> 447994335f2fd58dc7525c4c0e8a8ad1 alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/#post-4692772 Sun, 30 Jun 2013 03:18:44 +0000 Oscar, on your developments, do you have remote controlled garage doors?

]]> 6ead716db91027679d2efffc9dc42229 alfrescodining replied to the topic Developing 101 in the forum Value Adding https://www.propertyinvesting.com/topic/4409565-developing-101/#post-4692392 Sat, 29 Jun 2013 09:04:53 +0000 I guess what I'm confused about is what level of detail should be in a building contract, and whether it should be taken for granted that the builder will provide some things.  Things I'm talking about are washing machines, blinds, clotheslines, turf, temporary fencing during construction, public works approval for driveways, gas system, etc.,…[Read more]

]]> 8bb7d71e256eb9795aeddc12a70db375 alfrescodining replied to the topic Foot into Development in the forum Value Adding https://www.propertyinvesting.com/topic/4409610-foot-into-development/#post-4692710 Sat, 29 Jun 2013 09:01:31 +0000 G'day RPI, just on that point about presales…. what is generally the threshold between a development where a bank will require presales and one which wont?  Is it generally a certain number of units?

]]> 3a754b88240e03e4d9ccf0e70d1cec7c alfrescodining replied to the topic Foot into Development in the forum Value Adding https://www.propertyinvesting.com/topic/4409610-foot-into-development/#post-4692706 Thu, 27 Jun 2013 12:04:12 +0000 Wilko, are you a registered builder or do you hire builders to build your developments? What advice can you provide on negotiating a building contract?  Thankyou.

]]> 5f03999950d3a84e7d610f23084ff0fa alfrescodining replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/#post-4692767 Thu, 27 Jun 2013 12:02:17 +0000 Oscar, what is the $5,000 bank application fee all about?    Also, where is the development draining to? It looks like it slopes to the back of the property.

]]> df4d03afc24a1df05ed3c260b2a3497f alfrescodining replied to the topic Developing 101 in the forum Value Adding https://www.propertyinvesting.com/topic/4409565-developing-101/#post-4692389 Thu, 27 Jun 2013 11:53:50 +0000 I'm hoping someone can provide some general advice about building quotes and contracts. i.e. what tricky things to look out for, what to expect in contracts/quotes, inclusions/exclusions, etc.  This is the part of the process I'm least confident about.

]]> 33cb4c7aa1016e84f324fdd02ed73ed3 alfrescodining replied to the topic Developing 101 in the forum Value Adding https://www.propertyinvesting.com/topic/4409565-developing-101/#post-4692385 Tue, 18 Jun 2013 12:03:32 +0000 I'm only doing my first one now, but I work in the industry. The mistake that I find that almost all first-time developers make is severely underestimating the time it takes from start to finish for a development because of the number of steps and people involved. Meanwhile, they bleed money. Alot of people when they see a shiny new set of houses…[Read more]

]]> d9394d87a8d29edbfd0bbf03378f81af alfrescodining replied to the topic 3 unit development in Epping VIC in the forum Value Adding https://www.propertyinvesting.com/topic/4409043-3-unit-development-in-epping-vic/page/2/#post-4688870 Fri, 07 Jun 2013 11:10:12 +0000 Oscar, how big is the land?

]]> c354182eef16116a3b1dd34849f6b6f7 alfrescodining replied to the topic New development project for next year in the forum Value Adding https://www.propertyinvesting.com/topic/4409445-new-development-project-for-next-year/#post-4691422 Thu, 06 Jun 2013 09:22:53 +0000 Hi Wilko. Where is the development site?

]]> 8938fa12ef3fc6c22213cdd80042dcfd alfrescodining replied to the topic 3 unit development in Epping VIC in the forum Value Adding https://www.propertyinvesting.com/topic/4409043-3-unit-development-in-epping-vic/page/2/#post-4688867 Thu, 06 Jun 2013 09:18:05 +0000 Oscar, you're living the dream!  Site is looking good. 

]]> ee05b78fa520788ce128b7fb088f1632 alfrescodining replied to the topic Buying someone's house/land when it's not on the market in the forum Creative Investing https://www.propertyinvesting.com/topic/4409239-buying-someones-houseland-when-its-not-on-the-market/page/2/#post-4690168 Thu, 16 May 2013 10:37:29 +0000 Jeff do you mean just ring up a local real estate agent and ask them to contact the owner of the land?  Do agents do that?

]]> 6a52f4cf57c94a47936b889f38256b0a alfrescodining replied to the topic Building Brokers in the forum Value Adding https://www.propertyinvesting.com/topic/4399314-building-brokers/#post-4620677 Thu, 02 May 2013 03:49:27 +0000 I'm glad you posted that SmithersK.

I investigated their services a few months ago.  They could beat no quote I had received, not one, so they didn't even bother.

What they seem to want is to get you locked in to their own draftsman and then you have to go with one of their builders.

]]> e54909743cb4c996ce4201bf377671d4 alfrescodining replied to the topic Buying someone's house/land when it's not on the market in the forum Creative Investing https://www.propertyinvesting.com/topic/4409239-buying-someones-houseland-when-its-not-on-the-market/#post-4690162 Mon, 29 Apr 2013 22:44:26 +0000 Freckle wrote:
Alf here's a heads up.

Knocking on doors asking people if they might like to sell their property is a fairly inefficient way of looking for opportunities in a market. You are far better of using your time looking for motivated buyers through agents. What you are trying to do is what 5 million property agents do all day every day…[Read more]

]]> 07c7042bbe9408a5a55fb7d43096e00a alfrescodining replied to the topic Buying someone's house/land when it's not on the market in the forum Creative Investing https://www.propertyinvesting.com/topic/4409239-buying-someones-houseland-when-its-not-on-the-market/#post-4690158 Mon, 29 Apr 2013 10:32:57 +0000 Tracey B wrote:
If you are really serious about buying a particular property/street II totally agree with Freckle re the personal approach.  Letter-boxing may yield you something but I've had much better response through knocking on the door.

As JacM says – expect that awkward moment at first while you assure them of who you are and what you…[Read more]

]]> 2267f188161d21eb44b9dcb973f16574 alfrescodining replied to the topic Buying someone's house/land when it's not on the market in the forum Creative Investing https://www.propertyinvesting.com/topic/4409239-buying-someones-houseland-when-its-not-on-the-market/#post-4690157 Mon, 29 Apr 2013 10:26:17 +0000 Thanks everyone.  It's the contract side of things that bothers me though.  I spoke to my conveyancer today, who said that like any normal sale, the vendor would have to prepare the contract.  I'm just worried that after agreeing on a sale and a price, the vendor realises that after paying a solicitor for the preparation of the contract of sale, I…[Read more]

]]> 1fbf8d5b7776b9a056ebae49b0aede4c alfrescodining replied to the topic Buying someone's house/land when it's not on the market in the forum Creative Investing https://www.propertyinvesting.com/topic/4409239-buying-someones-houseland-when-its-not-on-the-market/#post-4690152 Sun, 28 Apr 2013 10:33:58 +0000 Freckle wrote:
I think you're jumping the gun a bit. 

Making an enquiry with someone out of the blue is a fairly common occurrence.

I would never introduce myself in writing. Too scammy. A professional approach is almost always done through a reputable agent. 

Anyone could be your agent. Your solicitor, a buyers agent, friend of a friend etc.…[Read more]

]]> f88ab27c85ea33cc204bacea6bc0baaf alfrescodining replied to the topic Buying someone's house/land when it's not on the market in the forum The first point there https://www.propertyinvesting.com/topic/4409239-buying-someones-houseland-when-its-not-on-the-market/#post-4690150 Sun, 28 Apr 2013 09:03:34 +0000 The first point there confuses me. Does the vendor also get a solicitor involved or just normal conveyancing? By solicitor do you also mean conveyancor? Or specifically a solicitor?  How do I avoid a situation where I've put money into conveyancing but the vendor changes their mind and I lose the money?

]]>