DEVELOPMENT PROCESS

 

Because we are an experienced duplex and townhouse development builder, we offer as much (or as little!) knowledge and assistance as you’d like to create the most successful development project possible. Your success is our success and we would love to have you as a client for life, continuing to grow your portfolio of awesome residential development projects with us.

Where & What to Build

Getting the Right Block of Land

Working out whether you can develop on your land starts with knowing your zoning and the size of your block.  It is important to know the zoning of your block because these regulations will dictate what you can build on your block of land. If you haven’t got a block of land and are very specific about what you want to build then you will need zoning information to find the right block to suit your development type.

If you’re working with the Highlife Homes development team, we’ll help you find this information and review it with you. We can explain any relevant issues – items such as existing services, easements, demolition requirements, earthwork and soil issues, and the interests of authorities. The aspect, elevation and accessibility will also impact on your subdivision and plans. As an experience development builder we can make you aware of these aspects as well.

We can help you determine what kind of development you can build on your land and how to optimise the land while still staying within council requirements. We can also connect you with fantastic industry professionals to help with your development approvals and determine whether your ideas are practical and achievable.

Choosing Your Development

There are many ways we can approach the development of your block – townhouses, units, apartments, rear strata, and duplex building. If you have a block of land and some ideas (or even if you have no ideas!) then get in contact with us and we will be happy to arrange a meeting between you and our development builder to see if your block is appropriate for the building of townhouses and what kind of development we could build there.

Side by Side
With a side by side development both homes are separate and have street presence – which makes them both attractive to buyers. A side by side development would suit a block with street frontage of around 25 metres. Highlife Homes knows how to make even the narrowest of blocks work beautifully so speak to us about developing a concept plan for the block you have in mind.
Duplex or Triplex
Have a large lot that can be split into 2 or 3 sites? Highlife Homes has successfully built and sold duplex sites and we can help you do the same. If your block shape is not suited to a side by side or rear strata development, duplex building is a great option to consider. Duplex building can be quite affordable and bring great investment returns. Your block may even be suitable for a triplex, which offers the benefit of a lower building cost per dwelling/unit.
Rear Strata
Otherwise known as a house-behind-house, a rear strata is a simple subdivision that allows you to turn a block into two blocks with one house behind the other. A rear strata will require a driveway beside the front house.
Multiplex/Townhouses
Highlife Homes is experienced in building multi-unit townhouse developments. If you have a larger block, and your zoning is favourable, investing in a multi-unit development could be very rewarding. The costs are higher and the time it takes may be longer, but with the right sales price, the return on an investment like this can be fantastic!

Feasibility Knowing Your Costs

There are many costs involved in a development. You will need to calculate all of your costs so that you know what you need to sell or rent them for in order to get your find out if this development is profitable.

Here are some of the costs you need to factor in to your project:

  • Land Purchase and Holding Costs
  • Construction Cost (Highlife Homes can supply this)
  • Town Planner
  • Development Application
  • Civil Costs
  • Solicitor’s Fees
  • Surveying
  • Title Registration
  • Real Estate Agent Fees & Advertising Costs
  • Interest on your Loan

Will You Sell or Rent?

Have you confirmed your expected sales prices with a real estate agent?

There are great free resources online these days to figure out what your properties might sell for. Jump on Domain or RealEstate.com.au and look at what similar properties are selling for or have sold for.

You can also see what level of competition there is. Are there a lot of homes on the market? Are there a lot of brand new homes or vacant lots for building available?

Are there a lot of lifestyle aspects in the suburb to warrant the price you want to sell for (e.g. cafes, shops, schools, parks, beaches)? If your research shows that you can easily make a handsome profit, awesome! If not, it might be a good idea to consider doing the project in a different area, or consider downscaling the project to fit with the market.

If you plan on holding on to part or all of the development for a rental return, consider whether it is positively geared (meaning that you will be able to charge a rent that is higher than your loan repayments on the property) or if it is negatively geared (meaning that your repayments will be more than the rent but you can pursue capital growth over the long term instead). Make sure you speak to real estate agents  to find out your potential rental yield.

If you want to invest in a negatively geared project you are going to want to do as much research as possible to ensure that you will gain capital growth over time. How have other properties in the area performed over the past 10 years? Has the median house price of the area increased over the last 10 years? What lifestyle aspects are going to be developed in the area over the next 5-10 years (e.g. cafes, shopping centres, transport, parks, schools, childcare centres)?

Confirming Finance

It is also important to know your loan limit if you are planning on having the project financed by a lender. Speak with your preferred lender (or multiple) to see what your lending capacity will be and how much deposityou would need. Knowing your overall project budget will save a lot of time and will help ensure you design to your budget.

Design & Construction

Once it is determined that the site is fit for your development, the project is profitable and you know your finance capacity, then we can get started! We are able to design a great set of homes and confirm the build price.

We can also assist you in tailoring the design to suit the market and ensure easy saleability. As an investor, it is important to be practical about design decisions and make choices based on appeal to the market. While some elements may be worth investing in (stone benchtops, timber floors) others are not necessarily going to be worthwhile including for the market and sale price you are expecting. As a development builder with plenty of experience building homes for the Gold Coast and Tweed Coast market, we can assist you with this.

With all of your inclusions selected we can prepare a detailed build quotation for you. We can make any changes to this quote and the inclusions as required and then, once approved, we will prepare your contract for you. The building contract used by Highlife Homes is prepared by the Queensland Master Builders Association and is accepted by banking corporations and lending bodies.

Then we enter the truly exciting part, as your vision becomes a reality and we bring your development to life! You will also have fortnightly site visits with the project manager to ensure everything is going smoothly and you are happy with the progress, the build, and our customer service. And your will have access tour online system Buildertrend from start to finish for progress photos, all of your change orders, selections and messages.

Sale & Handover

During construction you can prepare for the sale of your developments. Here are some of the things that may be on your list:

  • Get internal and external render images done for marketing
  • Get floor plans drawn up for marketing
  • Get realestate.com.au listing up online
  • Enlist a body corporate manager
  • Get solicitor to draw up an off-the-plan contract
  • Get surveyor to draw up a draft survey plan

Once construction of the properties is finished we will hand over the properties to you, complete with home maintenance manuals for each dwelling. That way you have a package perfectly ready to give to the new home owners.

If you have subdivided the land you will need to get the title registered at the end of construction. This is the last process before settlement of your properties and handover to the new owners. It is best to begin preparing for this a couple of weeks out so that you know you have everything ready. We can assist you with this process.

We love working with success-oriented property developers to build great projects across the Gold Coast and Tweed Coast. It’s a pleasure for us to offer our workmanship and our knowledge to help people succeed. And it’s a wonderful bonus when we can build long-term relationships with our developers, and continue building great projects long into the future.

We love working with awesome property developers to build great projects across the Gold Coast and Tweed Coast. It’s a pleasure for us to offer our workmanship and our knowledge to help people, so we can build great relationships long into the future. Highlife Homes

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