Hi all,
I know that when developing town houses, the number you can do depends on the size of you land. Does anyone know what this ratio is for any part of Sydney (eg. You can develop 1 townhouse per 150 m2 in the parramatta district).Even a rough estimate would be helpful.
Dan.
If you want an extraordinary life you have to be prepared to do things that ordinary people aren’t prepared to do.
Dan
The type of zoning of the land and the particular council laws will determine the density of buildings allowed. This density varies from one suburb to another even within the same council and from one block to another. For example it is possible for a low density block with a density of say 20% to be right next to a medium density block which permits 33 or 40% density. This is however not that common as councils attempt to have a consistent theme across an area in terms of block and building size and style. The best thing to do is to phone the council and ask them about the specific block or the general rule for the particular suburb if you do not have a block yet.
Please be aware that the approval process can take years in some areas and weeks in others. It very much depends on the degree of heritage in the area and the amount of opposition to the development.I looked at something a while ago that was about 750sqm, and that would have been very tight getting 3 townhouses on it. depends on the shape too. if you have houses at teh back, you need space for the driveway/paths to that unit too.
Terryw
[email protected]Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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Dan the Man,
Are you living in Parra region. Me too!
There’s a site selling for $700K on Kissing Point Rd, Dundas.Housesonly (or anyone that knows)
Please explain the 20% or 40% denisty thing? [?]
Dan.
If you want an extraordinary life you have to be prepared to do things that ordinary people aren’t prepared to do.
Dan
The density is the % of the total block size that can be covered by buildings.
E.g. 1000 sqr mtr block with 33% density allows you to build on a total of 333 sqr mtrs of the block. So 666 sqr mtrs must be open space (public or private), gardens, private roads, pathways, etc. Just remember that other town planning rules also govern what and how you build. For e.g. you may not be permitted to build terrace type houses in some areas (not a great example but you should get the idea).Thanks HousesOnly,
For someone with a name like HousesOnly, you know a bit about townhouses. One more quick question, how much area would an average 2 story 3/4 bedroom townhouse take up?
Dan.
If you want an extraordinary life you have to be prepared to do things that ordinary people aren’t prepared to do.
Dan
I do have townhouses in my portfolio but have decided the body corporate is too much hassle and now favour houses.How much area would a 3/4 bedroom townhouse take up? It depends. I would think carefully about what market you are aiming at in the area. “The Block” discussed this point extensively and there were different opinions (The Boys vs Phil and Amity for eg.) but generally most were similar in style, design, layout, standard of finish etc.
A 3/4 bedder may be anywhere from 150 sqr mtrs at the lower end of the market to 300 sqr mtrs plus at the upper end of the market.The number of townhouses one can put onto a block of land depends on several factors such as
total land area, density allowed, area of landscaping required per dwelling, land required for the driveway and turning circle, setbacks required etc.To get a better idea, get hold of the council’s Medium Density Code and thence go through it section by section.
You may get a big surprise in that a council’s requirements may make it difficult or impossible to build the number of dwellings one initially thinks one can build based on the density alone.
That is, the density may indicate say five townhouses but then, once one starts to look at the other requirements, especially the driveway and turning circle and private garden area required for each dwelling , one may discover that what initially appears possible in theory isn’t necessarily possible in the real world.
One cannot even necessarily use an existing development with identical land area to get an idea as that may have been built under different council rules.
In any event, one cannot draw up one’s own plans
so get acquainted with either an architect or a
house designer who is familiar with the particular council area you are looking at.The architect has probably already designed plans for a similar sized block of land and will thus be likely able to tell you what you can expect (to build).
Do remember to ask first what he/she is looking at moneywise to draw up a D.A. plan.
It is a very specialised area of real estate and
one will be unlikely to be able to do a development without putting up say 20% (or more) money up as equity.There are however other ways and means of
approaching it without putting so much money in.BTW, if there is someone around who lives in Sydney, and who has the interest and plenty of time to get actively involved in looking for development sites and who is interested in learning all about development sites we may be able to work together to our mutual benefit.
Pisces133
[email protected]Cheers PeterM,
Sounds like you know alot about this sort of stuff. I almost fit into your description, I have a bit of time, and would love to look for development property… I am even a Sydney sider, but unfortunately I am not there at the moment. I am living in the UK and proberbly will be for the next year or so (hence why my posts are at strange times).
Since you seems to know alot about this stuff, I would like to get your opinion on an idea i have. I would like to find 2 (next door) properties, put an option on them, get DA approval for townhouses, then sell the options to a developer. I know the “find 2 next door properties and get options” bit is a bit easier said then done, but assuming this is possible, what about the rest of the idea?
Dan.
If you want an extraordinary life you have to be prepared to do things that ordinary people aren’t prepared to do.
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