costs for duplex construction
- Thread starter g.field13
- Start date
Yes.
Also meant to mention. Make sure you have reviewed the proposed LEP changes and it's (positive/negative) effect on your block.
Possible benefits for most of the local housing is an increase in FSR from 0.45 to 0.55 and a removal of ceiling height restrictions. This means whilst building heights havent changed you can fit in 3 stories.
Will be interesting to see what is passed, and when.
Also meant to mention. Make sure you have reviewed the proposed LEP changes and it's (positive/negative) effect on your block.
Possible benefits for most of the local housing is an increase in FSR from 0.45 to 0.55 and a removal of ceiling height restrictions. This means whilst building heights havent changed you can fit in 3 stories.
Will be interesting to see what is passed, and when.
Duplex in Sutherland
Hi everyone!
I stumbled upon this forum by chance and would like to contribute and to assist if possible.
I need to clarify, however, that I run a business that specialises in design and construction of duplexes - Duplex Australia Pty Ltd (duplex.com.au).
Although I am posting very late, I hope that the information may be of use for future reference. I'll do my best not to 'plug' my business.
Here are the questions and anwers to various participants, in chronological order:
g.field13, the 'town planning' permit is now called development application (and approval). The cost of submitting it to Council is relatively low, but there is a cost of preparation of survey, architectural documents, stormwater drainage and landscape plans, shadow diagrams etc. On top of this, there are fess and cotributions (e.g. Long Service Levy, Section 94) that are payable to council and to state government. The cost of 'building permit' (construction certificate) is less than $10,000, as the majority of plans are prepared at the DA stage. For your information, our last Sutherland-based client spent a total of $30,654 prior to commencement of construction.
You forgot to add stamp duty on purchase of land.
At today's prices, $1,500 per square metre will be sufficient to build a duplex of a 'high standard' (Caesarstone benchtops, polyurethane kitchens, glass splashbacks, stainless steel imported appliances etc.) You need, however, to allocate additional funds for site works: extra piering, retaining walls (if any), fences, driveway, cross-over and layback (parts of driveway on council land), landscaping, stormwater drainage, detention and disposal, rainwater tanks. This would generally cost in excess of $120,000 for an average duplex. This is significantly more than you allowed for.
For $15,000 you will get the demolition only. You will need to allocate additional funds to produce all required reports (dilapidation report for council property and adjoining properties, site manegement report, traffic report). Your average demolisher does not produce and does not include them in the quotation. You also need to make allowance for disconnection of power, gas, water and for removal of tress and topsoil. Add at least $10,000 on top of your $15,000 and watch for 'hidden azbestos' that never gets included in demolisher's quotation.
When calculating profit, do not forget one important thing: your profit on investment is likely to be within the range you specified. Your profit on equity (the funds actually invested) is likely to push over 70%.
In relation to subdivision, you need to have at least 800 square metres and 18m frontage in order to subdivide (Torrens title). With 600 square metres and 15 metres frontage, strata subdivision is achievable.
Sutherland Shire Council also has another peculiar development control: the frist floor cannot extend beyond 50% of the depth of your property. This means that the first floor will need to be 'pushed' towards the street and bedrooms, by definition, will need to be small-ish.
To all others:
Water tanks will only cost $2000 each if you have your own truck and crane to deliver and install them, if you make the concrete footing yourself, if you are a licenced plumber and if you get all connections (e.g. overflow) done for free. Let's not fortget that BASIX certificate will dictate which particular areas of a duplex need to have rainwater connected to. We are talking almost doubling the plumbing - and it is not cheap. Be careful with this one.
Chosing between architect and draftsperson is similar to chosing between a doctor and a nurse. Same field, vastly different levels of knowledge and competence. We are talking $10-15,000 difference in initial cost, that can affect the final outcome (sales price) by hundreds of thousands. You chose.
Cost of stormwater detention: if it is above ground, a shallow basin needs to be created by building a brick bund wall on concrete strip footings. With 70-80 metres in total length not unusual, the cost adds up. The alternative is a below ground storm water detention. This time you are effectively building a swimming pool covered by a reinforced concrete slab, that needs to support the driveway and cars. Check out the cost of swimming pool shells. They are other stormwater detention systems avaiable, but you need to check the applicability to a particular property.
Hope this helps. Feel free to contact me if you require clarification or further information.
Hi everyone!
I stumbled upon this forum by chance and would like to contribute and to assist if possible.
I need to clarify, however, that I run a business that specialises in design and construction of duplexes - Duplex Australia Pty Ltd (duplex.com.au).
Although I am posting very late, I hope that the information may be of use for future reference. I'll do my best not to 'plug' my business.
Here are the questions and anwers to various participants, in chronological order:
g.field13, the 'town planning' permit is now called development application (and approval). The cost of submitting it to Council is relatively low, but there is a cost of preparation of survey, architectural documents, stormwater drainage and landscape plans, shadow diagrams etc. On top of this, there are fess and cotributions (e.g. Long Service Levy, Section 94) that are payable to council and to state government. The cost of 'building permit' (construction certificate) is less than $10,000, as the majority of plans are prepared at the DA stage. For your information, our last Sutherland-based client spent a total of $30,654 prior to commencement of construction.
You forgot to add stamp duty on purchase of land.
At today's prices, $1,500 per square metre will be sufficient to build a duplex of a 'high standard' (Caesarstone benchtops, polyurethane kitchens, glass splashbacks, stainless steel imported appliances etc.) You need, however, to allocate additional funds for site works: extra piering, retaining walls (if any), fences, driveway, cross-over and layback (parts of driveway on council land), landscaping, stormwater drainage, detention and disposal, rainwater tanks. This would generally cost in excess of $120,000 for an average duplex. This is significantly more than you allowed for.
For $15,000 you will get the demolition only. You will need to allocate additional funds to produce all required reports (dilapidation report for council property and adjoining properties, site manegement report, traffic report). Your average demolisher does not produce and does not include them in the quotation. You also need to make allowance for disconnection of power, gas, water and for removal of tress and topsoil. Add at least $10,000 on top of your $15,000 and watch for 'hidden azbestos' that never gets included in demolisher's quotation.
When calculating profit, do not forget one important thing: your profit on investment is likely to be within the range you specified. Your profit on equity (the funds actually invested) is likely to push over 70%.
In relation to subdivision, you need to have at least 800 square metres and 18m frontage in order to subdivide (Torrens title). With 600 square metres and 15 metres frontage, strata subdivision is achievable.
Sutherland Shire Council also has another peculiar development control: the frist floor cannot extend beyond 50% of the depth of your property. This means that the first floor will need to be 'pushed' towards the street and bedrooms, by definition, will need to be small-ish.
To all others:
Water tanks will only cost $2000 each if you have your own truck and crane to deliver and install them, if you make the concrete footing yourself, if you are a licenced plumber and if you get all connections (e.g. overflow) done for free. Let's not fortget that BASIX certificate will dictate which particular areas of a duplex need to have rainwater connected to. We are talking almost doubling the plumbing - and it is not cheap. Be careful with this one.
Chosing between architect and draftsperson is similar to chosing between a doctor and a nurse. Same field, vastly different levels of knowledge and competence. We are talking $10-15,000 difference in initial cost, that can affect the final outcome (sales price) by hundreds of thousands. You chose.
Cost of stormwater detention: if it is above ground, a shallow basin needs to be created by building a brick bund wall on concrete strip footings. With 70-80 metres in total length not unusual, the cost adds up. The alternative is a below ground storm water detention. This time you are effectively building a swimming pool covered by a reinforced concrete slab, that needs to support the driveway and cars. Check out the cost of swimming pool shells. They are other stormwater detention systems avaiable, but you need to check the applicability to a particular property.
Hope this helps. Feel free to contact me if you require clarification or further information.
hi guys yep just got council da approval just before xmas
we only had to change the plans once for council requirements which made a better design anyways
we are building with Kurmond homes they have given us a rough start date at the end of febuary which hopefully is right if not earlier
we couldn't wait for the new lep changes as we needed this approved and started due to financial commitments
as it is our first duplex build I would defineatly do a few things a bit different to save some dollars for example
flooring if I had the spare cash I would source all my own flooring we could have got a lot better quality for the same prices
service with Kurmond hasn't been to bad
the price is reasonable as their diamond inclusions probably make up for it
I will get them to give me a start date when they get back from xmas break then we will see how they go in regards to the build
also being our first duplex we wanted them to do it all first so I could get a feel for the processes but you do learn a lot along the way..........
we only had to change the plans once for council requirements which made a better design anyways
we are building with Kurmond homes they have given us a rough start date at the end of febuary which hopefully is right if not earlier
we couldn't wait for the new lep changes as we needed this approved and started due to financial commitments
as it is our first duplex build I would defineatly do a few things a bit different to save some dollars for example
flooring if I had the spare cash I would source all my own flooring we could have got a lot better quality for the same prices
service with Kurmond hasn't been to bad
the price is reasonable as their diamond inclusions probably make up for it
I will get them to give me a start date when they get back from xmas break then we will see how they go in regards to the build
also being our first duplex we wanted them to do it all first so I could get a feel for the processes but you do learn a lot along the way..........
also getting our finance through our mortgage broker we are going with bankwest
their first valuation was a bit off where we wanted it
now we have changed the design and made it a bit bigger and better design
so hopefully they take this into consideration and the current market and comparable sales
also getting two agent appraisals to try and edge up the valuation
their first valuation was a bit off where we wanted it
now we have changed the design and made it a bit bigger and better design
so hopefully they take this into consideration and the current market and comparable sales
also getting two agent appraisals to try and edge up the valuation
Had a few delays just about to receive construction certificate all finance approved
Just demolished the house cost 16,000 all up including asbestos
And hire of temporary fence and toilet for 6 mths
Council at sutherland were pretty slow to approve even though we didnt oush boundarys
A few extra costs for extra drop edge beams as council didnt want any fill outside the house perimeter
We have costs at about 605,000 all up with variations
We are waiting on 1 more variation for hydraulic plan
We would have done things a lot different next project
But once completed looked at around 450,000 equity gain off a duplex
Total project @1,400,000 with 2 appraisals from agents value at 950,000 each unit with 800/ week rent
So not bad just hope theres not to many hiccups through construction
Just demolished the house cost 16,000 all up including asbestos
And hire of temporary fence and toilet for 6 mths
Council at sutherland were pretty slow to approve even though we didnt oush boundarys
A few extra costs for extra drop edge beams as council didnt want any fill outside the house perimeter
We have costs at about 605,000 all up with variations
We are waiting on 1 more variation for hydraulic plan
We would have done things a lot different next project
But once completed looked at around 450,000 equity gain off a duplex
Total project @1,400,000 with 2 appraisals from agents value at 950,000 each unit with 800/ week rent
So not bad just hope theres not to many hiccups through construction
Next time, get a quantity surveyor to produce a scrapping schedule. He/she will put a cost on the building value (if any) and fixtures and fittings to be scrapped. It might not be much but it will pay for the report and leave you some beer money.
Update?
Any updates G field?
Any updates G field?
we are nearly at lock up stage now the bricks should be finished this week
the roof has gone on
I asked the builder completion date date they tell me the computer tells them December
but once they get inside which will be shortly there wont be any rain delays
hopefully the market in Sydney has another good run until the end of the year lol
the roof has gone on
I asked the builder completion date date they tell me the computer tells them December
but once they get inside which will be shortly there wont be any rain delays
hopefully the market in Sydney has another good run until the end of the year lol
