Secrets to Optimal Land Size for Building Townhouses

Hello Melbourne property developers! Ever puzzled over the ideal land size required to construct 2, 3, or even 4 townhouses? You're not alone in this quest.

There are numerous reasons why determining the perfect balance between land size and the number of townhouses is crucial. Maybe you're diligently searching for an ideal location to launch your next development project. Or, you might already have a site and are weighing different strategies to maximize its potential. Sometimes, the decision to sell or retain a property hinges on understanding every possible development angle.

Regardless of your reasons, we're here to provide an in-depth exploration of how site size impacts property development. Our focus will be on two critical aspects: identifying the ideal size for residential units and calculating the maximum buildable area on your property.

Join us as we embark on this informative journey together.

Step 1: Identify Your Ideal Dwelling Size

Before you dive into the world of property development, it's crucial to have a grasp on the popular dwelling sizes in Victoria. Here's a little cheat sheet to get you started (and remember, these might vary a bit depending on local regulations and market conditions):

2 Bedrooms: 60-80sqm plus a cosy 20sqm carport

3 Bedrooms: 90-140sqm, complemented with two parking spaces (you can opt for a 20sqm single carport and a parking space or a spacious 35sqm carport/garage)

4 Bedrooms: 150-210sqm, also with two car parking spaces.

Now, here's a little hack: head over to www.realestate.com.au, punch in your suburb, and check out the recently sold properties.

Well, grab a cup of coffee and let's get started on figuring out the perfect unit size that will bring in those attractive sales prices. Whether you're eyeing a cosy 2-bedroom, a spacious 3-bedroom, or a luxurious 4-bedroom dwelling.

Take a leisurely stroll through the properties that have been sold in the last 6 months in your market. You'll want to keep an eye out for the golden sizes that are fetching the best prices. It's like finding the sweet spot for your future developments!

You might want to digitize the sales price, site size, and house size data in Excel for a proper comparison. It might feel like a bit of work at the start, but it becomes fun when you can make decisions about purchasing sites quickly, staying ahead of your competition, and knowing that you're securing a profit from the moment you buy that site.

Oh, and here's a pro tip: if you stumble upon multiple ideal townhouse sizes that fetch good prices - say, a 3-bedroom unit of 120sqm achieves the optimal sale price per house area, as well as a 2-bedroom unit of 90sqm - jot both down.

Trust me, this little nugget of information might just be your ace in the hole when it's time to purchase the actual site, fine-tune your new townhouse sizes with the architect and the council.

Step 2: Discovering the Buildable Area on Your Site

Alright, now that you've got a handle on the dwelling sizes, it's time to figure out how much you can actually build on your chosen site. And guess what? Your neighbouring sites can give you some clues!

First, pop open Google Maps and find a neighbour who had built a similar vision on their site. For instance, if you're eyeing a 900sqm site and plan to retain the existing house, look for a neighbour who has done the same.

Next, it's time to play detective! Measure the ground and first-floor building percentages compared to the site size (but leave out the eaves in your calculations). This will give you a rough idea of the buildable area on your site.

Here’s an example:

Picture this: You've got a 900 sqm site and you're planning to retain the charming old house that stands on it. How much new building area can you fit on your site?

Well, find a neighbour who has built something similar, just to get a taste of what's possible.

So, assume the photo is a neighbour you found who has built something similar to your project goal. We found this neighbour with site that spans 1033sqm.

Use the Google Map tool and we find the ground floor covering roughly 500 sqm, excluding eaves. Which is about 48% of the total area. Do the same and measure the first floor, and we found the first floor built 135 sqm, roughly 13.5% of the site area.

Time for some reverse engineering!

With our imaginary 900sqm site and keeping the existing house similar to the neighbour. We do a bit of math (stick with me here!), we find that:

For the ground floor: 900sqm site x 48% = You can build 432sqm of building area.

Moving up to the first floor: 900sqm site x 13.5% = You got roughly 122sqm to work with.

Now, if your existing house, along with its car parking spaces, occupies say 140 square meters, you're left with [432sqm plus 122sqm minus 140sqm], or roughly 414 square meters to create something new and exciting.

We're talking about space for two numbers of four-bedroom dwellings here!

Early Indication Only

Pause for a moment here. This guide is intended to provide you with a preliminary understanding, ensuring you're on the right path when selecting a site. However, it's important to take into account other critical factors such as local vegetation, community features, traffic dynamics, and more. For detailed insights and tailored advice, consider reaching out to us or collaborating with a knowledgeable architect. They can offer expert guidance, respond to your specific inquiries, and aid in realizing your project's potential, all while adhering to legal and ethical standards.

Conclusion

Starting a property development project is a significant endeavor. With the correct insights and some strategic comparisons with nearby developments, you can set the stage for a fruitful venture. Remember, navigating the complexities of property development is easier with expert assistance. If you're uncertain or seeking guidance, don't hesitate to consult with an experienced architect. Schedule a meeting with us to discuss your objectives and learn how our services can expedite your success. Wishing you a prosperous building journey!

Frequently Asked Questions

1. What Are the Key Factors to Consider When Planning a Townhouse Development?

Zoning and Planning Regulations: Understanding local zoning laws and planning regulations in Melbourne is crucial. These dictate what can be built and where, including height restrictions, density limits, and usage types.

Market Demand and Trends: Researching current market trends and demand in Melbourne helps in designing townhouses that appeal to the target demographic.

Site Analysis: Assessing the physical characteristics of the land, such as topography, soil condition, and access to utilities.

Design and Aesthetics: Creating designs that are not only functional and cost-effective but also aesthetically pleasing and aligned with local architectural styles.

Budget and Financing: Establishing a realistic budget and securing financing. This includes considering construction costs, potential overruns, and return on investment.

2. What Are the Advantages of Retaining an Existing House on a Development Site?

Cost Savings: Retaining an existing structure can reduce demolition and construction costs.

Character Preservation: Maintaining the character of the neighborhood, which can be appealing to certain buyers.

Environmental Impact: Reducing waste and environmental impact associated with demolition and new construction.

3. Why Is It Important to Consult with an Architect for Property Development Projects?

Expertise in Design: Architects bring professional expertise in designing spaces that are both functional and aesthetically pleasing.

Regulatory Compliance: They ensure that the design complies with all local building codes and regulations.

Maximizing Potential: Architects can help in maximizing the potential of a site through innovative design and efficient use of space.

Value for Money: Investing $1,500 with an experienced architect can lead to substantial savings for you, not just in terms of money, but also in valuable time. This investment is particularly beneficial when you consider the enhanced outcomes you're likely to achieve, which can easily worth many thousand dollars.

Disclaimer: We assume no responsibility or liability for any errors or omissions. The information is for general purposes only with no guarantees of completeness, accuracy, usefulness, or timeliness. You must engage a suitable consultant for your specific situation.