Choosing The Right Block 101
Friday 7th October 2011 - 2:08pm
Gone are the days where the real estate sections of the paper talked about the queues of people waiting for the next sales release in some of Perth’s newest suburbs. Where the areas around sales offices looked more like shanty towns or camp grounds, filled with hopeful purchasers who formed neighbourly relationships before they even started to build in the same neighbourhood.
But it’s not all doom and gloom according to Debra Goostrey, CEO of the Urban Development Institute of Australia (UDIA).
She says exciting new urban developments are springing up throughout the metropolitan area with a lot of growth occurring in Wanneroo, Swan and Armadale in particular.
“The market might be going through something of a quiet phase but that just means buyers have a great opportunity to shop around, find the block that’s perfect for them and pick up a great buy,” she said.
“There are some excellent buys out there at the moment.”
So given that there are blocks out there, what are the things you need to know in order to choose the block that’s right for you? Many points may seem obvious, but there are some hidden, or lesser known facts that may come in handy when you make this decision. Fore warned is fore armed!
Commodore Homes’ sales professionals have affiliations with several different developers and can assist you with not only finding your dream block, but building your new home.
According to Commodore Homes Brand Manager Andrew Shue, the first decision has to do with the block’s location, the estate it’s situated in.
“How does the estate ‘feel’, are there plenty of parks and facilities and the infrastructure that make the community a great place to live?” he said.
“It’s worth investigating the track record of the developer, and the type of covenants they have for buyers in order to maintain the look of the community.”
Covenants are agreements put in place between the developer and the purchaser to maintain the property to a certain standard when building. These may include the type of fencing, landscaping or setbacks, how close the dwelling can be to the road. These rules protect your investment and create a feeling of unity through a level of consistency.
When all of the lots in the estate are sold, the land become the responsibility of the local council, and it’s worthwhile investigating the relationship that the community has with them as well as the local facilities and activities provided. The council can also give advice on what the future plans are for the area.
The location and suburb that the estate is situated in is obviously a major decision maker. Proximity to schools, shops and public transport are always a good investment, according to Andrew.
On a more intrinsic level, what does the community ‘feel like’? Does it have an inviting appeal, and will it suit your level of need now and in the future? Will it have a considerable resale value, if that’s what is planned for the home?
Once the location is decided, then there’s the actual review of the sandy patch you see before you. Whether it’s long and narrow, square or a battleaxe block (a block behind another with a narrow driveway providing street access), each shape determines the type of home you can build on it.
Is the soil sandy or are there traces of limestone? Sandy soils may require retaining walls which can certainly add to the cost of building, and even more so if the block is sloped. Limestone beneath the surface may compromise the structural integrity of the home, and also may require some heavy equipment to dig it out. If your area to be filled is on top of water, building may not be possible, so ask for documentary evidence before you purchase.
Are there any risks involved once your home has been built? If it’s on a slope, will the home run the risk of being flooded? Is there a potential bushfire threat?
Many developers now offer blocks which have ‘solar orientation’. This means that they are positioned to maximise the energy and warmth which is provided by the sun. By orientating your home to capture winter sunshine, you will potentially save on energy costs.
There can be delays on receiving the title of the land, depending on the workload of the agencies involved including local councils and many state government departments. There may be some legal issues for consideration also. Are there any easements on the land? This term refers to the right of one landowner over the land of another, as the right of access to water, right of way, etc., at no charge. There may be restrictions on building a pool and it’s worth investigating the actual building limitations, such as the size of the home and the set backs with the council.
Finally, and most importantly, can you afford the block? Once you add in all of the professional advice that is a requirement such as soil testing and surveying costs, costs in relation to retaining walls and carting away soil, if that’s what’s needed, then does your budget get stretched to the limit.
More information on land sales and facts and figures on specific suburbs can be sourced from www.udiawa.com.au or www.reiwa.com.au