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Are you sitting on a Splitter Gold Mine?

Splitter blocks brisbane

Splitter blocks are once again becoming popular as investors try to get the most bang out of their buck or you may be already sitting on a goldmine if your existing property can be split.

 

The term splitter block applies to properties where: there are two or more lots on one title.

A recent example was a Fallon Street, property at Everton Park.  It was a 1225 square-metre block, already on two titles but with the option to reconfigure to three titles, it created a frenzy when it was listed.

The listing agent said, "It went nuts. I can’t give you an exact sale price as it’s not unconditional yet, but I can tell you it went for over $1 million,” he says.

The inner city Brisbane suburbs such as Newmarket, Wavell Heights, Nundah, Virginia, Bald Hills, Deagon, Sandgate, Banyo, Boondall, Northgate, Mitchelton, Enoggera have been popular spitter block locations over the last decade.

These inner city suburbs in Brisbane typically are lots of 10m by 40m or 405sqm so if your property is 809 or higher you may find it is already split into two lots and you don’t have to worry about spending money on subdivision approvals or waiting for the approvals to be processed.

There is a downside like the need to demolish or move an existing house and in some cases the house may be heritage listed or in a demolition controlled zone.

As soon the lot has been split into the two titles the site is cleared and two new houses can start construction.

Splitters are where investors take advantage of old town planning methods. In the 60?s and 70?s around Australia, most residential blocks were subdivided at a ¼ acre or 1000m2. Today Local, State and Federal  Governments all know the value of a more dense population. Governments save billions of dollars in infrastructure by encouraging the community to live closer together. They even encourage the development of smaller blocks of land today that are in some cases less than 250m2.

When developing splitter blocks in Brisbane there is a lot of things you need to consider:

Below is the process we go through to determine if the project is viable when splitting a block for development.

To determine the costings of a splitter block you need to look at:

  • Cost of the site
  • Demolition approval
  • Demolition costs
  • Services (Server and water)
  • Location of services on the block
  • Other associated development costs
  • Transfer and legal costs
  • Subdivision costs (e.g. civil design, town planning, public notices, council fees and any council contributions).
  • Building construction costs
  • Associated site costs (Leveling and retaining)
  • Marketing on finished products

If all the figures add up to a profitable project….an educated decision can be made.

After identifying the block could be suitable as a splitter block, we check:

  • The demolition control Precinct (DCP) if the house is built pre 1946
  • if the block is on the flood map or any overland flow issues.
  • Dimensions of the block and if it is suitable for sub division into a splitter block

and then run through the costing of the project.

Do you have any questions about splitter blocks and or sub division in Brisbane or surrounding areas? Don't hesitate to call our the team at Madeleine Hicks Real Estate who know all about the best areas to acquire splitter blocks in our area.

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Suncorp blacklists your suburb!

blacklisted

Big banks are set to announce tougher measures to crack down on high rise apartment purchases including blacklisting more than 100 Brisbane suburbs, doubling the minimum apartment size to qualify for funding, evidence of rental cash flows and tough new valuation criteria.

Lenders such as Adelaide Bank are introducing "minimum funding requirements" requiring apartments to have their own bathrooms, kitchens, laundries, and windows in key rooms, such as bedrooms and lounge rooms.

Others, such as Suncorp Bank, the nation's fifth largest mortgage lender, are circulating a list of 39 Brisbane postcodes covering more than 100 city and metropolitan suburbs where the new lending restrictions will apply from next Monday.

"Our settings have been adjusted for postcodes based on recent weakness in the investment unit market in Brisbane, with evidence of a reduction in prices," a Suncorp Bank spokesman said.

suncorp restricts lending to local suburbs

McDowall and Everton Parks No 1 rated real estate agent Madeleine Hicks said "suburbs like McDowall, Stafford, and Everton Park, are really a victim of what has been happening in neighboring suburbs Chermside and Nundah.  A lot of units have been built in those suburbs and we are paying the price"

 

"Whilst there has been some unit development in our main suburbs it has been nothing compared to our neighbors," said Hicks.

Nervous lenders are turning the screws on apartment buyers amid growing concerns about over-supply, falling prices, restrictions on foreign buyers and potential risk from combustible cladding widely used on high rise apartment exteriors.

For example, new apartment sales in the Queensland capital have reportedly collapsed by more than 70 percent in a year, prompting desperate developers to offer lucrative incentives to attract buyers.

Developers, such as Consolidated Properties, claim Brisbane has been cruelled by restrictions on financing set up to ease speculative buying in Melbourne and Sydney.

Other developers, such as ForceOne Development, have been using incentives like a free Toyota Yaris to encourage apartment sales.

AdelaideBank, a division of Bendigo and Adelaide Bank, will today (Wed) announce stricter controls on apartment lending that include bigger sizes, better design, identifiable cash flows for investor/lands and more stringent calculations of a borrowers' capacity to repay.

 On the Plus side

"Now presents a great opportunity for cashed-up investors to get into the growing Brisbane market and take advantage of bargains that exist.  We know that the population in Brisbane will continue to increase and that will mean there will always be strong demand for homes in the inner suburbs," said Madeleine Hicks

In fact, Ms. Hicks called for "greater investment in infrastructure in the Stafford, McDowall and Everton Park suburbs to better reflect the increase in population that is moving into these suburbs.  This only seems fair as the Council is collecting greater revenues but not spending the money here."

The Minimum requirements for high-density apartments to obtain funding include windows in bedrooms and living rooms, separate bathrooms, and their own laundries and kitchens. High-density apartments are complexes of more than 50 units or five stories.

Minimum sizes for two bedroom apartments have been doubled to 60 square meters and timeframes for off-the-plan valuations have been reduced from six to three months to "better the risk" and "align acceptance of applications and valuers' professional indemnity cover".

Last month Australia and New Zealand Bank also issued a blacklist imposing tougher terms requiring borrowers to have a 20 percent deposit.

The value of apartments has fallen by about 1 percent in Brisbane during the past 12 months, according to SQM Research, which monitors property prices.

Several recent reports by independent consultants have warned demand will be exceeded by the estimated supply of new apartments in Brisbane, which will add to downward pressure on prices.

There is also growing investor concern about the outcome of current investigations into the widespread use of inflammable cladding on apartments, particularly who will be liable for its replacement.

 Under Suncorp's new rules, it will no longer accept investment loan applications for apartments that do not have a minimum deposit of at least 20 percent.

What do you think are the banks right to restrict lending in certain suburbs only?

Source Brisbane Investor

National servicemen branch meeting

Members of 8 platoon, C Company, 6th Battalion, Royal Australian Regiment, in the battalion lines at Enoggera, Queensland, prior to deployment to Vietnam in May 1966

Calling all Nashos

By Dave Livett

The Brisbane North West branch of the National Servicemen’s Association of Australia (Queensland) meets at Gaythorne RSL on the third Sunday of every month at 10.15. Meetings will be held on October 15, November 19, December 17. Visitors and new members are welcome.

Membership of the association is open to former Australian nashos who served in the two schemes operating between 1951 and 1973 and wives and widows thereof. Conscripts who served countries other than Australia are welcome as associate members.

For advice about the benefits of joining the association or to apply for the two medals available to Australian nashos, phone 3324 1277, email officeadmin@nashoqld.org.au or write to Box 7014 Holland Park East Qld 4121. For further information about Brisbane North West Branch, phone Dave on 3366 3191.

 

Story by Allan Jackson

 

The Enoggera Historical Society

Here at Village Buzz we’re interested in the history of our area and we decided it would be a good idea to visit local historical societies to learn more. Putting the thought into action, I went along one Thursday morning recently to Enoggera Memorial Hall where I met Dave Livett who is president of the Enoggera Historical Society.

The society was formed in 1994 at the instigation of Kate Perry, an English migrant, to preserve the history of the area including Upper Kedron, Gaythorne, Ferny Hills, Enoggera, Alderley and Newmarket. This is more or less the area covered by the former Enoggera Shire which was absorbed into Brisbane in 1925.

The society has 85 members and collects historical photos and manuscripts relating to the area. Its archive is located in the Enoggera Memorial Hall, parts of which date back to World War I.

The archive is open every Thursday from 9 AM to 1:30 PM (at other times by arrangement) and researchers or members of the public are welcome to come along to browse through the available material.

Dave explained that the society depends on local people to provide photographs and documents which are copied and handed back. The collection of material is not fully digitised as yet but the process has begun and will hopefully move into top gear soon with the support of the Brisbane City Council.

The society has a number of publications on sale at a nominal charge at the Memorial Hall including the Enoggera District Heritage Trail, The Michie Picture Show, Between Kedron Brook and Taylor Range and Davidson's Paddock Heritage Trail.

The society also plays an active role in giving presentations on local history to schools and other groups. They are very interested in gaining new members and particularly anyone with the skill and confidence to help with this important service to the community.

I learned many interesting facts during my visit and while browsing through some of the society’s publications which were lent to me.

 

Did you know?

 

  • There has been a military presence in the Enoggera area since the mid-1880s and that a contingent of troops left from here to fight in the Sudan.
  • The railway reached Enoggera in 1899 and was extended to Rifle Range Station, now known as Gaythorne Station, in 1916.
  • Enoggera Barracks, later renamed Gallipoli Barracks, dates back to 1916.
  • Horses for the military were accommodated in the region of Mitchelton Park during World War I.
  • Gas street lighting began in Brisbane in 1865 and there was apparently a gas light in South Pine Road opposite Enoggera State School and one on the corner of Pickering Street and Samford Road. Gas lights in the city were replaced by electricity from around 1925.
  • There was not only a large presence of Australian and US troops at Enoggera during World War II but also a number of camps spread along the railway line housing enemy aliens who had been interned for the duration and Italian, German and Japanese prisoners of war.
  • There was once a picture theatre in Mitchelton adjacent to where the Mitchelton Sportsground is today. It was established in 1916 by the Nugent family and ran more or less continuously through both wars and the great depression. It also boasted one of the finest dance floors in Brisbane and was a centre of the community for many years. Proprietors of picture theatres were immune from call up during World War II but a portion of every ticket sold in the theatres went to support the war effort. The theatre closed soon after the beginning of TV broadcasts in Brisbane in 1959 and was converted into a roller skating rink which lasted until the mid-1980s. The building is still there in Osborne Street and currently houses Pet Barn.Village Buzz Enoggera Historical Society

 

    Story by Allan Jackson