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You need to live there for a few months to be CGT free.
Dial occ or subdivision? If you dual occ but cant subdivide then all you get is two rental incomes. If you subdivide then you liquidate an asset to lower your mortgage. In victoria dual occ subdivision is allowed in the new residential zones- but some councils are pushing for minimum lot sizes and a few had them gazetted eg Geelong for the NRZ. Keep an eye on that.#Planning Permit | AuArchitecture
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Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
Hi DM, Good news is ita a 150mm dia sewer so you need to stay 1m away from the sewer. You say the sewer is about 10m from a boundary- Use that space for the Private Open Space if design allows. The new Regs say the driveway must be a min. 3m wide and windows facing it need to be treated for privacy. Would love to help you.
#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
Hi Missy, I specialise in obtaining multi unit town planning permits for developers. Cheltenham is a good area but check the zoning first. Close to Southland coould mean a favourable zone. BTW a new rail station is starting at Southland! The further you go away from Southland the more restrictive in development. I can help assess your site with great accuracy having done this for hundreds of properties around Melbourne.
#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
I agree- sell the original house and live in the new one. Better Tax benefits. Seek your accountants advice to verify
#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
The steps an experienced design and planning consultant will advise are:
Do a prelim sketch design
Have a Pre App meeting with your local Council planner
Order the feature survey
Complete the design and Town Planning Application documents
Submit to the Council
Respond to the RFI
Manage the objections from neighbours
Work hard and collaborate to get a permit or NoD (if there are objectors)
Get endorsed drawings
Go about the subdivision process and build
But do your feaso after the pre app meeting or prior#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
Tarneit and those nearby areas are experiencing growth but also oversupply of land. Find a house you can subdivide close to transport, schools and shops. After planning approval do the mandatory works to get a title for the lot and flick it. Do one every two years and you could have some real cash in the bank. Or build the dual or triple occ and get two rental incomes instead of one and be cash positive. A townhouse or unit off the plan will take a while to see growth- unless its in the hot areas. The developer has taken his profit out and you have to wait. A recent study by RP Data ( I think) showed unit buyers in Melbourne were worse off as the growth was poor. Buy a home- it will appreciate. And find one you can subdivide and build one or more in the back, If the home is in good condition keep it as banks feel secure and then build behind. Getting approvals take tine and finding a good site which ticks the planning reg boxes is a skill.A good site analyst who delivers a permit is worth getting to know.
#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
I have obtained several planning permits approved by Frankston City Council. What you should know is that even though the planning scheme says otherwise, FCC will require each dwelling to be provided with 40sqm open space in one parcel even if zoned GRZ1 with no variation to the Schedule. This can create issues and reduce footprint. In a VCAT decision even though the Member agreed 25sqm was adequate Council would not budge! A lot depends on the planner you get at FCC. Your site appears large enough but will depend on site width, depth and orientation. Check there are no large trees on adjoing lots as their Tree Protection zones will come into play.
#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
You could read a basic subdivision process article on the Property Investing website. Here is a link
https://www.propertyinvesting.com/topic/4999581-subdivision-process-in-melbourne/#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
Your subdivisions costs could be anywhere above $15,000 depending on the location of the services. Generally subdivision for a four lot could be in the 30K range but that’s a guess without checking all the assets
Demolition will be around 15K Then you need to think of all the Council fees and contributions, if applicable, which could be around 5% of the value. The surveyors will charge to draw the subdivision plan and manage it all the way to certification.
Planning Application fees are anything above $15,000. Your civil engineer will most likely be required for the drainage design as could a landscape designer. The most important thing to consider is your site on its own merit. Sure a precedence is a great benefit to have but each application is assessed on its own merit at Council.#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
So much interest in property development shows the confidence in the market. Key things to watch out for when designing to build are available or developable land if retaining the existing house. We recommend retention is good as not only one retains the asset but its easier to obtain a bank loan with a higher LVR. Site orientation, fall of land, availability and location of services, non restrictive property titles are just a few other things to watch out for. By all means talk to Councils planning officers but if you don’t know the regulations do your research first as Planning Officers are there to answer questions usually.You will save yourself a lot of headaches in the future.Best to do a strong site analysis to avoid future disappointments! Moreover planning officers at most Councils are inundated with Planning Applications as some 14 metro Councils are still in the transition stage when it comes to rezoning. Build costs can range depending on topography, location of essential services and design and finishes. But if its single storey around $1100 sqm is the norm for mid range and if you add an upper floor- however small- the rate shoots up to $1300 K+ Good luck. BTW A 15x15m corner land should yield a good sizded double storey after allowing for open space, parking etc for the existing house.
#Planning Permit | AuArchitecture
http://www.auarchitecture.com.au/
Email Me | Phone MeProperty Subdivision expert with 250 planning permits approved by Melbourne Councils
