FINALLY, LET’S WRAP UP 2020!
You could say, 2020 was the year to wrap up and ‘return to sender’. It has gifted us fires, plague, lockdowns and restrictions. In spite of all that, we still found ways to move forward to a new kind of normal.
Fortunately, Valley Homes remained fully operational during the pandemic so all projects under construction continued on time and on budget. As a result, we’re very happy to know that there are families enjoying their first Christmas and New Year in their new Valley Homes dwellings across Newcastle, Maitland and the Hunter Valley.
Throughout 2020, we were kept busy doing what we do best: lots of custom duplexes, multi-unit, residential and acreage homes. In fact, we constructed 75 house and unit projects this year including a five unit development in Elermore Vale, three townhouses in Adamstown and a four unit project in Stockton.
The Government also threw in its support to stimulate the industry with the HomeBuilder $25,000 grant to eligible people building a new home or renovating an existing one. Due to expire at the end of the year, the program has been extended to 31 March 2021 with a reduced $15,000 grant for building contracts (new builds and substantial renovations) signed between 1 January 2021 and 31 March 2021, inclusive.
If you’re eligible for the Home Builder grant and have a project in mind for 2021, now is the time to get in touch with us.
This year we began construction on the first stage at Tallowood Medowie – a beautiful new address for over 50’s living situated in Port Stephens.
You may have also heard us over the airwaves? We’re creating better ways to share all our news and events so this year we ramped up our online advertising and commenced radio advertising for the first time. We’re also putting the finishing touches on our new website which will be launched in the new year to mark our 50th birthday. With new branding, a new website and new floor plans, 2021 is set to be pretty fresh.
Before we close the door on 2020, let’s review our most popular articles of the year:
5. Construction Only Service - Selecting the Right Builder If You already Have Plans
Your architect may have drawn up plans for your new home but you still haven’t settled on a builder or perhaps you’re unsure how to get approval for your plans. This article explores those issues, and more, and suggests ways to navigate the process of getting construction under way.
4. Plan Your Dream Home Without Leaving the House
This was the perfect lockdown invitation: to dream wild and create that ideal home without getting up off the sofa. Packed with loads of great suggestions, the big message was to research and take advantage of all the internet has to offer. There was no excuse to start that vision board!
3. Open Home - Joseph House - Medowie Acreage
Showcasing the beautiful Joseph House, this article celebrates Valley Homes acreage series and the ways in which our designs can be customised to meet your preferred style. Whether you have land in the Hunter Valley or a large block on the outskirts of the city we have a range of contemporary acreage designs to choose from and inspire you to realise your dream home.
2. Ageing Gracefully House Designs With Your Needs In Mind
Our No 2 article struck a chord with readers interested in homes that meet the specific requirements related to ageing and disability. It explores the design elements needed to make a custom designed home liveable, accessible and adaptable and also provides definitions of these terms. Valuable reading.
1. Maximise Your Return on Investment - Feasible Dual Occupancies
With the economic downturn and drop in share prices as a result of the Covid 19 pandemic, people are keen to invest their money where they’ll see the return so it’s no surprise that this article came in at No 1. It explores the need for a comprehensive feasibility study when converting a single dwelling property into a profitable dual occupancy. And if you don’t know what a feasibility study is - don’t worry, we’ve broken it down into the what, how and why. Whether you want to knockdown and rebuild or build on a vacant block, Valley Homes are specialist dual occupancy builders.
So what are your building plans for 2021 and how can we help?
Let us know what topics you’d like us to cover in 2021. How can we enlighten and inspire your home build or help answer the multitude of questions about your next building project? We have a wealth of ideas and solutions to share. We’d love to hear from you.
SOLVE THE PUZZLE OF HOME BUILDING
Building a home is a bit like solving a jigsaw puzzle: there are a variety of pieces that need to fit together perfectly to create the finished picture. Of course, jigsaw puzzles typically arrive with each piece perfectly cut and all neatly packaged.
It’s not like you need to source materials, design and cut out each piece first! So too, when building a new home, the majority of people don’t want the responsibility of finding every trade needed to build a house – from designing and draughting to plumbing and tiling. They don’t want to be overwhelmed by having to source all the materials either. That’s why it’s beneficial to work with a building company that brings together all the right people, quality materials and the best products. It’s even better if they’ve built strong relationships with local trades and local suppliers. Achieving that finished picture is a lot less stressful when you have the right support located within your area.
The beauty of choosing a company that works with local suppliers is that it’s easy to pop into showrooms to seek inspiration. Not sure what carpet you’d like in the bedrooms? Need more information about the difference between various weaves or materials? What better way to help you decide than by visiting a showroom and stepping onto the carpet with your bare feet and really get a feel for what you’d like to have in your home. The consultants are there to answer the multitude of questions you have and can help take the guesswork out of choosing the right flooring for your home.
Researching online can be a great place to start when planning to build a new home but something like colour-matching is often problematic. In fact, it can be frustrating and even misleading if that shade of green cabinetry you really liked on one kitchen website turns out to be more khaki than olive. In a showroom you can see the cabinetry, stone bench or bathroom tiles for yourself. So often, the way in which surfaces catch the light provides a whole new perspective. Frequently customers are inspired by what they see on display and contemplate colour schemes that they hadn't considered before.
Also, when you visit a showroom, you've got the benefit of chatting with staff who are happy to share their expertise and provide you with samples to take home. It can become a real team effort as they work with you to help piece together all those parts of the puzzle to build your dream home.
They can also be of assistance when it comes to making choices for a building investment. Sometimes a more objective perspective is needed when choosing fixtures and fittings for an investment property as choices need to be made based on practical needs rather than personal preferences.
Having that face-to-face contact makes the whole decision-making process much less daunting. Time and again, customers recommend local trades and services based on positive experience. Word of mouth is a valuable means of advertising for businesses so it’s in their interest to ensure you are completely happy with their products and service. Their reputation rests on your satisfaction.
We're all too aware of the negative impact the Covid 19 pandemic has had on the economy in Newcastle, Maitland and the Hunter. By choosing a company like Valley Homes to help you build your home, you can be sure that the people working on your project will be local suppliers and local trades. You can make a real and positive contribution to rebuilding the local economy and protect local jobs. Valley Homes believes in supporting the community from which its business has grown.
What's more, using local suppliers reduces transport costs and contributes to your project staying on budget and to schedule. There’s nothing worse than discovering an unexpected delay for an interstate delivery. With our recent experience of border closures the risk of delays has been increased. Local suppliers can bring you greater reliability.
Utilising local suppliers isn’t just an economic concern it’s an environmental plus. Working with Valley Homes and their local suppliers mean there’s shorter distances for transporting supplies so less carbon emissions. You’ll be reducing your carbon footprint and contributing to the protection of our beautiful environment.
Since 1971, Valley Homes has worked hard to build strong relationships with local suppliers in Newcastle and the Hunter to ensure every project is constructed with only the best, locally sourced materials.
Time and again, Valley Homes customers have praised the professionalism of the teams that deliver quality work, on time and within budget. So take the puzzle out of your home build and get in touch with Valley Homes today.
TRUST – THE KEY INGREDIENT WHEN CHOOSING A BUILDER
Callum and Emma are super keen to build a new home. It was hard enough navigating their way through financial institutions to sort out their home loan but now they’re faced with the dilemma of choosing a reliable builder. They had hoped to find someone through word-of-mouth but they keep hearing horror stories about builders who overcharge for quality and others don’t seem to appreciate the meaning of good craftsmanship. They even heard of a builder who’d been operating without a builder license!
Paul wanted to support his nephew’s new building firm and employed them to work on his investment property. While the quality showed in the build, the project didn’t stay on budget. The little company just didn’t have the experience or the benefits of long-standing supplier relationships. Paul’s frustration increased as the estimated completion date fell behind by several months.
Anna and Graham are looking at building a dual occupancy home on their existing property as part of their retirement plan. They have good relationships with the neighbours and so they're keen to employ a building team that will reflect their own standards - no inappropriately loud music or language on site. It might seem old-fashioned but they believe their choice of builder reflects on them so they’re looking for a building team with a good reputation.
These are just some of the many concerns that home builders and everyday investors face when it comes to choosing a builder.
Whether it’s your first home build, an investment property or a retirement project, you want to know you’ve chosen a builder who will deliver a quality build, in a timely manner and within budget.
Create your ideal builder wish list
Before you start contacting builders it’s a good idea to create a check list of what’s essential as well as what’s important to you personally so that you can maintain a good working relationship with your builder.
Some important points you might consider:
- Does your builder hold a current license? Don’t make the assumption that they do and don’t be afraid to ask.
- Can you see examples of their previous jobs? What’s more, can you speak with previous clients to ensure they’re happy with the finished product and the service provided?
- Does your builder have a reliable and experienced team?
- The size of the company you’re embarking on a building project with – are they big enough to handle multiple jobs and can your builder reassure you of this?
- Has your builder established supplier relationships to ensure building materials are of the highest quality and readily available for each stage of the project?
- The advantages of working with a builder based in your region. They’ll be making the most of local suppliers and contractors so delays are less likely and travel to your site won’t be as problematic.
- After meeting a few builders your final decision might come down to your gut feeling. Once you’ve completed the fact-finding mission ask yourself if you think you’ll have a comfortable relationship with the people working for the business?
Avoid becoming overwhelmed by the mountain of decisions that need to be made when looking for the right builder. By taking the time to investigate and meet with several builders, you’ll find the right team who satisfies your builder wish list and increases your chance of a successful build.
A builder you can trust
When it comes to reliability and reputation Valley Homes has it all. For almost 50 years, Valley Homes have been creating a variety of stylish homes and effective investments to fit a range of budgets throughout Newcastle and the Hunter Valley. You’ll find there’s no hidden extras and there’s never a compromise on quality.
Valley Homes has a team of award-winning local trades with extensive construction experience and even provide a dedicated on-site supervisor who’ll be happy to talk through any issues with you and reduce unnecessary stress throughout your home build. You can rest assured that you have the backing of a great team because Valley Homes also has long-standing, positive relationships with their local suppliers.
What’s more, the reviews confirm customer satisfaction. Valley Homes’ clients talk of the efficiency, honesty and dependability of the team and how the process was made ‘smooth and easy’. Take a look and make an enquiry today.
6 BENEFITS OF FLEXIBLE HOME BUILDING
“I hadn’t thought about that!”
When building a home, it’s inevitable that your first house plans won’t be your last. You’re going to change your mind as you factor in various considerations. It’s a good idea for a home builder to design with a 5-10 year perspective. The lifestyle you live now may change considerably so thinking ahead allows you to plan well and the following list just might help.
1. You can never have enough storage!
Your initial response may be, “We don’t have a lot of stuff.” That may be true for everyday living but consider storage for travel items such as suitcases or back packs and camping gear from tents to sleeping bags.
There’s also the sports kit, boogie boards, surfboards and outdoor furnishings like cushions and umbrellas. If you’re planning for it to all go in the garage calculate the space required around your car for access to shelving and racks.
Fitting an attic ladder allows you to take advantage of storage space in the roof cavity and it’s perfect for seasonal items such as Christmas decorations. It’s also a good spot for boxes of old tax files and memorabilia.
If you’re planning for a family, there’s an abundance of bulky items to factor into your house design. Within your first years of parenting there’s the pram then the stroller, car seats in various sizes, travel cot and the baby bath.
Even if you are a wizz at minimizing clutter it’s all too easy to keep things ‘just in case’ or simply for sentimental value - allow for extra storage.
2. Mudroom or boot room?
Whether you create a separate room or a convenient alcove for a bench seat with a shoe rack below and coat hooks above, it’s great to have a space where people can stop and unload before they enter the house. It spares the rest of the house from muddy boots, wet raincoats, and smelly sports kits. It can even be a good base for school bags.
3. Fur family benefits
Pets bring another set of considerations particularly large dogs. You may need to allow space for a crate, whether for overnight use or for travel. Will you need a kennel outdoors or allocate a spot indoors for your beloved canine? Perhaps you could benefit from a doggy door, or a cat flap for easy access. Where will you wash your dog? Outdoor taps, both hot and cold are worth considering.
4. Space for bikes
How many bicycles end up cluttering the back deck or are left to rust while leaning on an outside wall because they weren’t included in the house plans?
Allow space for hanging bicycles via a pulley system or on a rack in your garage. If you’re keeping your bikes outside how will you protect them against weather damage? Will there be room in the shed and is it easily accessible?
If children are part of your picture, keep in mind that the family will go from tricycles and trainer wheels to mountain bikes which will all need to be kept somewhere along with helmets and other cycling paraphernalia.
5. Outdoor living options
While you’re thinking about where to wash the dog, how about installing an outdoor shower, especially if you enjoy Newcastle’s beaches? It’s the perfect way to leave all that post-surf sand in the back yard, not your bathroom.
You may have also planned for a deck, but will it be covered or is a pergola with a deciduous vine enough for shade? Don’t forget the gas outlet for BBQ and one extra for a heater - especially useful for when you’re entertaining in colder months under a beautiful Hunter Valley night sky.
6. Forget something? No problem!
You want the flexibility to change plans to accommodate all those things you hadn’t considered when you originally set out designing your home. That’s where a Valley Homes custom house design can make all the difference. The Valley Homes’ team has the expertise and experience to help you troubleshoot any aspect of your design and find solutions to those “What about…?” questions. For example, if you wanted to move walls or change a rooms entire layout, our team is more than willing to accommodate your desired changes during the design process. Our customisable architecturally designed house plans may well be the perfect match to your vision so it’s worth taking a look at our home plans and pricing.
We’re also happy to work with the architect or draftsman you may already have on board for your project. We understand that you want your home to reflect you and your family in terms of style and functionality. A core part of the design process at VH to ensure you’re 100% happy with the layout.
Once you’ve settled on your house design...
The Valley Homes’ team will give you the support you need to see it through to completion. For almost 50 years our custom home builders have successfully transformed house plans into dream homes. Call or email us to discover more about our flexible approach to home building.
BECAUSE SOMETIMES MORE IS MORE - MULTI HOUSE DEVELOPMENTS
Valley Homes has been building Australian homes since 1982. Over the years we’ve built affordable first home buyer housing, acreages, duplexes, and custom designed homes, some of which have been recognised with housing awards.
Our suite of services has been expanded to include large scale multi-house developments, such as defence housing projects and over-50s luxury estates. This expansion has proven to be an exciting and successful shift for Valley Homes’ expertise in greater Newcastle and the Hunter Valley.
The property market in Australia has been shifting for some time towards both a high-density model in and around city centres, as well as the demand for entirely new suburbs to be created in the surrounding regions. This has opened up new opportunities for investors and developers to cater for this dual type of demand – requiring a builder that is experienced in multi-unit as well as multi-house builds.
People living in greater Newcastle and the Hunter Valley are in a fortunate position to choose between high density dwellings or choosing the idyllic lifestyle of a large backyard and fresh air, as provided in the new suburb builds currently being developed in relatively close proximity to the city centre. Valley Homes is an experienced new suburb builder with extensive private building knowledge, as well as years of working on government large scale projects. We have seen the benefits first-hand that these new suburbs offer for the investors backing them, as well as the new residents who get to enjoy them.
Of course, having the drive and the funds available to finance a new suburb build are paramount, but having a reliable and highly experienced multi-dwelling builder on your team will greatly impact your investment’s bottom line. Local information
and resources can make quite a difference in the efficiency of project management, as well as the ability to source from premium suppliers and contractors. This makes Valley Homes perfectly positioned to continue to build multi dwelling builds in greater Newcastle and the Hunter Valley, particularly as our past successes demonstrate our ability to complete projects on time, on budget, and finished to a high standard.
Experienced with large scale projects
From rows of beautifully appointed two storey terraces, affordable single storey duplexes, through to large scale, multi-phase developments, which require adhering to strict design guidelines and timelines, Valley Homes knows the ins and outs of a new suburb builder whether in the private or public sector. Through government-backed housing projects, such as our recently completed regional defence housing builds 5 stage, 200+ dwelling project, and the current construction of the over-50s lifestyle estate Tallowood Medowie, Valley Homes has gained experience not only in building incredible houses, but also building infrastructure to ensure each new suburb has the potential to become an outstanding community. This includes designing and creating shared spaces, as well as communal landscaping initiatives.
The strength and stability required for multi dwelling projects
Of course, knowing your builder’s experience level is vital, but in addition to this we understand that economic stability is just as crucial. Which is why we’re proud to say our business is financially well-positioned and highly secure to take on large scale projects. Our Capability Statement is available upon request and outlines the measures we have in place. This information should provide investor-developer confidence in Valley Homes’ ability to complete large scale projects, whether single or multi-phase, and means investors can be assured they will be moving onto the sales or property management phase of their project as quickly and cost effectively as possible.
Booming market opportunities
Valley Homes’ head office is situated in Maitland, giving easy access to builds from greater Newcastle through to the Hunter Valley and beyond – which is a huge benefit to this highly sought after property market for large scale investors. The region is growing rapidly and building tastes are evolving, making multi-dwelling new suburb builds highly appealing for both locals and developers. This demand is supported by the fact that overheads are much lower in these regional areas in comparison to larger cities, yet the region has a very healthy economy and employment record - meaning top sales and rental figures can still be attained. Plus, recent government legislation changes have also streamlined some of the approval processes, meaning less red tape and more reasons to speak to experienced new suburb builders about getting your multi-house development underway.
For a copy of our development Capability Statement and to arrange a time to meet and find out just what our experience can do for your bottom-line, please get in touch.
CONSTRUCTION ONLY SERVICE – SELECTING THE RIGHT BUILDER IF YOU ALREADY HAVE PLANS
Quality construction is our speciality.
Construction only or design and construct – we’re keen to make your chosen site shine!
Whether you have architectural house plans already drawn up by an architect or draftsman and are looking for a respected Hunter Valley builder. Or if you are at the beginning of your house design process and want to organise a builder to take care of both design and construction. Either way, Valley Homes’ suite of building services, including home plans and pricing, can be tailored to your needs.
Design with site specific data in-mind
We have a team of design specialists working in-house, as well as a selection of home plans and pricing that can be customised to suit your block of land. All key information gathered about your property through site inspections, surveys and geotechnical reports, can and will be used to customise your design to ensure a smooth construction process follows – on time, on budget, and as you dreamt it.
The importance of site surveys and reports
If you have already engaged an architect or draftsman it is likely that you have already completed some important early steps in the planning process. However, if you are approaching a builder as your first point of call, because they offer both design and construction services, just as Valley Homes does, you may not have taken the step to get your reports and surveys done yet. This is a step we recommend you complete earlier rather than later.
This is because the site information collected during surveys and reports will form the basis for some critically important elements of your build. They will impact not only the aesthetics of your house plans, but also site preparation requirements and chosen building materials, which will impact your final budget. Having this information early can help streamline your house design and overall build process – whether your builder is hired as a construction only service or not.
Some of the specific information that will be gathered will include the exact slope of your block, the soil type, and what natural elements need to be considered, such as trees, rock etc. As well as surrounding elements such as the bushfire risk, stormwater run-off, and service connections. Not forgetting solar access, site breezes and orientation that also need to be taken into account. So it soon becomes very obvious that if you have this information early it will save your architect or draftsman and builder time in the designing and tendering phases.
Why our home plans and pricing can be trusted
As local Hunter Valley construction experts, either engaged as a construction only service or as a full design and build provider, we always demand a high level of detail in all designs, whether provided by an architect or our in-house teams. This means that the costs outlined for construction in all our tenders to clients are incredibly reliable with very minimal chances of unexpected surprises and variations occurring during the build.
We know that building your new home is a significant investment and we know that you also want to be getting value for your build. So if a house design has been signed-off to move into the construction phase, we will be highly confident that we know all there is to know about your site and any requirements have been addressed in the final house plans. We will have created a construction schedule with this information in mind and have selected construction materials from our local Hunter Valley suppliers that suit your unique site and house plans.
Budget is one thing, but customer satisfaction says it all
When researching which Hunter Valley builder you will award your new home construction to, it always pays to ask questions about previous builds. After all, you will want an experienced builder known for achieving great results. Valley Homes has an extensive history of building homes in and around the Hunter Valley and Newcastle, with a collection of testimonials and a building gallery to prove it. If there's a specific previous build or past experience you want to ask us about, we’re only too happy to provide all the information.
So whether you’re interested in a construction only service or a full custom design and build please call or email us to talk home plans and pricing today.
PLAN YOUR DREAM HOME WITHOUT LEAVING THE HOUSE
Covid-19 may have slowed our normal lifestyles and altered old routines, but it doesn’t have to impact the planning of your dream home build. With many Australians having more time on their hands, now is the perfect time to create vision boards and plan to build a new home when your life returns to normal.
Q: So what are some of the things you could be doing right now?
A: Research, research, research!
Research is one of the easiest first steps of turning your dreams into a reality, especially as internet access is available to most Australians and many businesses are either online or only a phone call away. This means your custom design planning can be done without walking out of your front door.
New home research step 1 – vision board
Researching a new home build can seem like a daunting task at first, as there are many bits of information required over the entire duration of planning and building, but if you break it into manageable chunks it’s really quite simple. Plus, it’s very easy to get started, as step one in your home research journey is by far the most fun – creating a vision board!
If you haven’t heard the term vision board before, it simply means a visual collection of images, trends and ideas laid out on a page. Vision boards can be physical boards, like your old-fashioned corkboard, or an online document, such as a word doc or even a Pinterest board.
To fill your vision board all you need to do is spend some time trawling websites, catalogues and brochures and either copy or physically cut out the things that stand out to you as beautiful, striking or just ‘your dream style’ and pop them on your board. Things to collect are ideas you like, trends in finishes and interiors, design inspiration, and even architectural plans that align with your own style. During the process you might find that you change your style and remove ideas and inspiration that you previously thought were great. This is exactly why vision boards are such excellent tools – they are a refining process.
Vision boards allow you to play around, to see what colours, finishes, interior design features and materials work well together and give you time to try different custom design combinations. You might start your vision board thinking your new home will have loads of sharp lines and bold colours, but by the end you might realise that you actually love neutral tones and natural wood.
Vision boards aren’t just about looking inwards either. The location of your land may impact the style you lean towards. If your new home build is going to take place in Port Stephens or Newcastle, you might find yourself drawn towards coastal style elements. Or for somewhere like the Hunter Valley, country finishes and acreage floor plans might be more your thing. Whatever it is that you like, eventually, what you will be left with is a visual representation of your design style, giving both you and your potential architect or new home builder a solid starting point to start your custom design.
New home research step 2 – design and floor plans
After your vision board is finished and you know your personal style and current trends, your next step in the new home research journey is who is going to design it. So you need to decide one of two things. Are you going to seek architectural plans and then engage a separate builder? Or are you looking to streamline the process to build a new home and go directly to a new home builder that offers a custom design service? With budget being a big considerations for most, the latter option tends to be more cost effective. But whatever option you think you might choose, before you make any final decisions the next step is…you guessed it, more research!
Of course, face-to-face meetings with potential architects or builders are a very important part of the process. After all, you need to determine if the person or firm you will work with has similar values, understands your vision, and generally makes you feel that you can trust them to bring your new home to life. Although the current restrictions might make this difficult for some people, fortunately there is always online platforms, such as Zoom or Skype, that allow you to be able to make eye contact with the person you are speaking to and build a rapport.
Here at Valley Homes we have measures in place to help you navigate the custom design planning process without compromising your safety. Simply call or email us and we can discuss setting up a socially distanced meeting or online meeting to discuss your new home build. We’d love to take a look at your newly created vision board and initiate the design and quote process for you. If you have land - Valley Homes offers a free concept design service, and work with you to design the home you want.
MAXIMISE YOUR RETURN ON INVESTMENT: FEASIBLE DUAL OCCUPANCIES
Valley Homes are specialist Dual Occupancy builders – we've transformed hundreds of Newcastle’s backyards and blocks of land into dual occupancy or duplex developments. In our experience, if there’s a single step that improves our clients’ chance of a healthy return on investment it has to be a comprehensive feasibility study.
If you’re not sure what feasibility studies are or what they entail, feasibility studies are a crucial step in turning a single dwelling property into a profitable dual occupancy, especially if you are new to property investment – because due diligence and a successful development go hand-in-hand!
So, let us help you get that all important spreadsheet started…
Filling out your feasibility study spreadsheet starts with speaking to quite a number of people, such as:
1. Your accountant (preferably a property specialist)
2. Your loan manager or financial lender
3. A solicitor/conveyancer to estimate what their rates will be
4. Your local council for estimated DA and CC costs (oh and while you’re talking to your local council make sure you read their Development Control Plan and Local Environment Plan too)
5. A builder who is experienced in dual occupancy developments – beyond just simple granny flats to experts in single dwelling multi-bedroom homes (AKA Valley Homes)
6. A surveyor to discuss the potential subdivision of the land
7. and finally, the local real estate agent who will be the face of your sale or rental pitch.
But before you speak to any of the people mentioned above, you’ll need to know what information to get out of them…
Figures you must include in your feasibility study:
1. Land purchase / acquisition cost: this section needs to account for the total costs spent upfront on the investment. This can be an estimated sale price – simply update later when your costs are finalised. When entering your purchase costs, stamp duty, land valuation, even conveyancer fees etc. should also be entered here.
2. Financing costs: If you are borrowing the funds to build your dual occupancy development this section of your feasibility study includes the total amount to be borrowed, and details your repayments and estimated interest to be paid over the period of the loan. Loan types can vary depending on your individual development, with many investors using a land purchase loan and/or a construction loan.
3. Council rates and regulations: While experienced builders help manage the council fees and permits, you also need to know what the council land rates are for your property as this will impact on your overall income if you are planning to rent one or both homes to tenants. There are also a number of other potential council costs, such as zoning regulations, heritage listings, and sub-division costs.
4. Construction costs: If you are able to lock-down a fixed-price contract it will provide you with the most watertight forecast from a budgeting standpoint. However, any detailed quote from an experienced builder will help indicate what will be one of the largest figures entered into your spreadsheet.
5. Utility connection fees: While this might not be a large consideration if you are simply connecting an additional single dwelling on the existing property, but if you are planning on a knockdown rebuild with a multi-unit development, then your utility connections may add up quickly.
6. Selling and marketing costs: If you are not selling or renting the new build privately, you should factor in the Real Estate Agency fees to make sure you have covered all of the potential costs this project will require. After all, you may have a quality development, but if you can’t sell it you might end up eating into potential profits at the last hurdle. Also, ask for the potential sale price or estimated rental income.
7. Insurances and GST costs: There are many types of insurances associated with a dual occupancy development. A reputable builder will provide their own insurances that cover the building process, but it is an astute investor who knows the insurance costs to cover repayments etc. Also, depending on how you are operating your investment project, i.e. as a business, GST may be something you need to pay.
8. Contingency: Just as the word implies, contingency is an additional amount usually calculated at around 5 to 10% of the overall cost of the project. Think of it as a rainy-day fund to ensure your project has the funds to keep going when and if unexpected issues arise.
Now for the finale…
9. Projected profit / income from your investment: All going well, and if your project is to be deemed ‘feasible’, this field will give you a positive figure at the bottom of your spreadsheet. If not, don’t give up hope. Speak to your dual occupancy builder, shop around for a more favourable financial institution, and of course, tweak where you can.
OPEN HOME: JOSEPH HOUSE, MEDOWIE ACREAGE
Our saying at Valley Homes is, “We build houses like they’re our own home.” Joseph House, is one of our recent acreage design builds and definitely demonstrates our passion for detail and delivering acreage home designs we’d happily move into ourselves.
The team at Valley Homes is just as happy with the rural retreat as the new owners are, so if you’re looking for acreage home design inspo please read on…
“Our neighbour suggested we look at Valley Homes’ plans.”
When friends and family recommend a preferred builder, you’re onto a good thing. Valley Homes is proud to say word of mouth is one of the most common ways we get to work with our many Hunter Valley clients, just like the new owners of Joseph House.
It’s not uncommon for Valley Homes to become the preferred builder of neighbours and fellow sub-division residents once a new build is underway.
This is exactly what happened with Joseph House – the owners were recommended to us by their old neighbours, and in-turn, a new neighbour to their estate noticed Joseph House take shape and went ahead to build with Valley Homes too. It’s just one of the joys of being a specialist Hunter Valley acreage builder with am extensive range of acreage home designs to inspire our prospective clients.
“Valley Homes were very good at understanding the house we wanted to live in.”
Starting with our sales team, our in-house designs for acreage, and our custom design service, through to our experienced site supervisors and our close relationships with premium local suppliers,
the Valley Homes signature service is built on the promise of bringing your vision to life as smoothly and as cost effectively as possible. Our acreage designs are fully customisable to suit any block of land – simply adjust to suit your surrounding landscape, site aspect, block size, budget and preferred style.
“Valley Homes were happy for us to make changes to tiles, taps, baths…”
Joseph House is full of personal touches, such as the tranquil alfresco garden feature with merbau deck and the bold kingfisher blue breakfast bar, matching tiled splashback and the barn door to the butler’s pantry. And how about the beautifully detailed penny rounds in the bathroom alongside the sleek tapware and contrasting wood finish cabinetry? The result is stunning. All of those finer details and architectural features are unique to the vision of Joseph House’s owners and were made possible with the dedication of our in-house designer, local suppliers and our trades, who were able to rise to meet the homeowner’s requests.
Being able to be part of the design process and customise simple things such as fittings and fixtures, as well as alter more fundamentals of the home, such as the size and locations of rooms, is vital for many new home owners. Customising our acreage plans is often what gives owners a sense of true connection to their finished home.
“We understood exactly what was going to happen before it happened.”
We work hard to make sure the building process is clearly communicated and understood by every one of our clients. Clear and open communication, transparent fixed price contracts, and realistic timeframes are just some of the contributing factors for achieving happy client relationships – the types of relationships where recommendations to friends and family occur. The owners of Joseph House were able to work closely with our experienced site supervisor, as well as visit local showrooms to personalise all aspects of their Hunter Valley acreage.
External design choices, such as the PGH Blue Steel Flash face bricks and contrasting Colorbond Shale Grey roof and wall cladding are also the result of careful consultation with our clients. It’s our dedication to the details, inside and out, that make all the difference in any acreage build. Before you even reach the front door at Joseph House the façade materials, the outdoor alfresco entertaining area, and even the country-inspired gardens work so well together – the entire design grounds the home, giving it a real sense of place.
“Our vision was realised when we moved in.”
Valley Homes is more than your local Hunter Valley acreage builder, we’re your dream home collaborator. Of course, you can choose one of our acreage floor plans and opt not to make any alterations. Many clients are happy with a design as it is. But, if your vision is something unique, we’re here to draw your ideas, engineer the possibilities, and build your dream acreage home, just like Joseph House.
VIEW MORE FROM THE GALLERY:
Get in touch to start your regional development
Whether you’re a local Hunter Valley resident or further afield in New South Wales, if you have a block of land that’s perfect for one of Valley Homes’ acreage plans, contact us to browse our existing range and get initial acreage house costs.
AGEING GRACEFULLY: HOUSE DESIGNS WITH YOUR NEEDS IN MIND
If you’re building a home with specific ageing or disability needs in mind it’s exciting to know that whichever home design category you choose – livable, accessible, or adaptable (see below for in-depth definitions) – style and beauty never need to be compromised. This article outlines the definitions of each term in relation to Australian standards and then delves into the design elements which can be cleverly integrated into a customised home design to make it both architecturally exciting and accessible.
Livable, accessible, adaptable – what exactly do they mean?
According to the Australian Government’s Your Home website, which is an online space designed to inform and guide Australians interested in environmentally sustainable and accessible home design, there are three key names to get to know: the livable, accessible and adaptable house.
Livable house: based on the ideas of universal design (discussed in an earlier article: Livable, lovable homes for your retirement: Duplexes and Dual Occupancy), refers to homes which are designed to allow long-term living solutions without the need for specialised modifications. These homes are designed around the concept of inclusivity from the outset, as outlined in the Livable Housing Design Guidelines. Houses that fall into this category are designed to allow simple transitions depending on the needs of the residents – for example pram access for small children, zones for teenage getaways, ergonomic home offices and studios, wheelchair access for elderly or disabled residents, and considered lighting to cater for a senior resident’s weakening eyesight etc.
Accessible house: designs are homes designed to be accessible for all people, including those with higher care needs due to disability and/or injury. Because this type of design is highly specialised it is usually built to cater for a specific person. Accessible home designs may be modified to accommodate a person’s need for wheelchair access, including a stair lift and customised bathroom and kitchen designs. They may include modified or specialised fittings for individuals with varying degree of limb function and/or they may be designed to help people with severe visual impairments live at home without the need for additional assistance.
Adaptable house: begins life as a livable house, but with one major design difference. Either it allows for future downsizing, a design feature primarily used for elderly residents, or accessibility modifications, such as a leaving a cavity in the home for the installation of an internal lift if the need arises. Typically, an adaptable home has been designed with the eventual aim of transitioning from a large single dwelling into two smaller ones, or attempts to minimise the costs of major future modifications that will be required by a disabled or senior resident. This generally requires customised floor plans that cater for this in the initial building stages.
Platinum, Gold, and Silver Australian Standards
Australian standards – Platinum, Gold and Silver standards – set the benchmarks that a build must meet to be deemed ‘accessible’. Here at Valley Homes we were privileged to build a range of custom designed livable home solutions. One of our favourites combined modifications including wheelchair access and an internal lift with sleek modern design aesthetics – see our gallery for more. All 178 dwelling Valley Homes constructed for Defence Housing Australia were built to comply with Silver level Australian standards. We are also set to build a Platinum Standard house later this year, which we will be sure to share with you as soon as it has been completed.
Live your way in style
When comparing an Australian standard compliant livable house and a standard home which has undergone accessibility modifications, the difference is how seamlessly the customisations are integrated into the overall design aesthetics. Unsightly safety rails in mismatching colours or retrofitted ramps are very common in older homes. Future planning for accessibility from the outset means the visual appeal of the home is never compromised. Beyond wider doorways this can include:
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- Step-free access into the home, plus shower. Being able to wheel a pram or manoeuvre a wheelchair easily in and around a home with simple ramp designs can make all the difference for home residents.
- Lever-style handles and single-handed fittings. By paying attention to the types of door and cupboard handles, as well as the tapware you choose, day-to-day activities can be stylishly simplified.
- Low maintenance landscaping, accessible gardens, and protected outdoor spaces. Ramps and smooth pathways to protected outdoor spaces with varying garden levels can improve accessibility.
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- Spacious kitchen and bathroom with under sink cavities. We all love a spacious kitchen and bathroom, but with the addition of lower benchtops and under-sink and bench cavities a person in a wheelchair or with limited mobility can easily cook and clean without the need for additional assistance.
- Integrated lighting and non-slip flooring. For people with limited vision and/or mobility, carefully considered lighting design, as well as non-slip flooring, can improve independence and safety at home…all done with stylish pendant lights, trendy downlights and the latest styles in tiles and carpets.
We can customise our in-house designs or create a custom home just for you. Talk to us today.
BUILDING A DUPLEX FOR INVESTMENT
There are some obvious advantages to building a duplex as an investment property. One of the most popular drawcards is the instant equity you can achieve on your land and you get the value of two new homes at a fraction of the price to build two freestanding homes. Plus, with the sale or rental of two properties you can even be either debt free or cash flow positive fairly quickly after completion, and savings can also be made with stamp duty new build policies.
But what we want to talk about today is yet another perk of duplex builds, something not all investors are aware of – tax depreciation.
What is tax depreciation?
According to one of our local specialists in tax depreciation, Capital Claims, “Capital allowance and depreciation are some of the largest tax deductions available to property investors.” So if you’re looking to build a duplex as an investment property, either as first-time developer or even if you’ve been a long-time investor, but don’t know how to capitalise on your investment property with a detailed depreciation schedule, you need to read on.
Tax depreciation can literally mean thousands of extra dollars in your pocket annually.
Basically, tax depreciation is a term that describes substantial deductions that are available at tax time. These deductions are available to investors in both commercial and residential property markets and are calculated on the depreciating value or both the building structure, as well as the plant and equipment components of the property. Plus, tax depreciation new build guidelines are the most beneficial to investors under the current government policies.
How much depreciation in deductions could you be earning?
Plant and equipment deductions are all dependant on the specific items and their annual decrease in value as determined by the Australian Tax Office (ATO). It is calculated by starting with the purchase price, and then depending on the item, there is a period of depreciation that you can claim.
Structural depreciation otherwise known as capital works deductions are determined on the cost to build a duplex, calculated over a 40 year period from when your new duplex was built. NAB recently wrote about Tax Depreciation, for a “new building that cost $200,000 to build, you could claim up to $5,000 each year for 40 years”.
You can work out how much tax you could be claiming using online tools, such as the BMT Tax Depreciations calculator, but it is always recommended that you engage an experienced and specialised Quantity Surveyor. It is the Quantity Surveyor’s job to collate a report outlining the deductions available to investors and developers – and this can be done before the duplex has even been built or is ready to rent. This allows you to have a complete and comprehensive idea of your exact expenditure and ongoing investment returns, up-front.
After the new duplex investment property has been built the Quantity Surveyor can then issue you with a Tax Depreciation Schedule that you simply forward to your accountant to receive the ongoing benefits of tax depreciation on your new duplex build. You can download sample depreciation schedules to gain a clearer indication of exactly what you can claim and the % amounts.
New duplex builds are even better investments with astute tax depreciation claims
As mentioned in the introduction, and outlined in previous articles, new duplex builds are one of the best investment property options available in this current market. The cost to build a duplex, while slightly more than a single freestanding home, is not as much as building two freestanding homes, yet you get to benefit from the increased value of owning two homes with dual income opportunities. There are a wide range of duplex plans and prices available, ensuring you can tailor your build to your budget, block requirements, and what the buyer or rental market is demanding. Plus, Hunter Valley and regional Newcastle block sizes are well-suited for a comfortable duplex build that has all the street appeal of a freestanding home.
Discuss property investment with us today – we’re your local duplex builder and have years of experience designing, planning and constructing duplex investment properties in your area.
Previous articles:
INVEST IN THE HUNTER: DUAL OCCUPANCY OPPORTUNITIES
DUPLEX BUILDS: SUBURB AND SITE SELECTION
DUPLEX DESIGNS NEWCASTLE AND SURROUNDS
Disclaimer – the information in this article is general in nature only and does not constitute professional financial, legal or taxation advice. Please consult a registered financial planner, legal practitioner or tax accountant for specific advice about your individual circumstances.
DREAM HOME TRENDS 2020
What will wow in 2020
Trying to predict future design trends is about as easy as knowing which of your new year’s resolutions you will actually end up sticking to. But it’s a lot of fun, gets the creative juices flowing, and can inspire some incredible homes – which is why we think looking forward to 2020 is definitely an exercise worth indulging in! So our team has pulled together some of the most exciting home styling, interior design and building inspirations, to help kick-start your home refresh plans for 2020.
The overarching trend – spaces that embrace nature (biophilia)
Biophilic design is all about creating connections to nature and it is a trend that incorporates interior design, external elements such as façades, and of course, all other homes details, which of course also includes landscaping too. It has been on the rise for a few years now and is set to take centre stage in 2020.
One of the UK’s sustainable architecture and interior design experts, @Oliver_Heath, is a huge advocate for biophilic design and his quick video Exploring Biophilic Design with Oliver Heath is a great introduction into the design trend that is all about harnessing natural light, using natural textures and surfaces, water design, and embracing views and greenery wherever possible.
Nature inspired 2020 trends – available from our local suppliers
Some of our best-loved suppliers, such as Carpet Court, Valley Kitchens, PGH Bricks and Pavers, and Amber Tiles, are experts in bringing nature into your custom home designs. And here are a few ways they are doing it:
Timber and mixed material wall panels
Popular as feature walls such, behind bedheads, as well as along large living area walls in open plan living homes, timber wall panels are going to be in high demand in 2020. Carpet Court ready-made wall panels are a cost effective, versatile and simple way to add wall panel features to your 2020 home build. From vertical timber designs through to striking geometric patterns, or even smooth curves, this interior design trend is all about personalisation and embracing your own sense of style.
Terrazzo, timber, natural stone, and marble kitchens
Valley Kitchens’ wide variety of benchtop and cabinetry solutions mean greater connections can be made with nature, day-in-day-out, such as with the wide selection of timber and natural stone benchtops. Terrazzo is still growing in popularity for home styling and can be offset with timber for striking breakfast bar and kitchen worktop combination.
Outdoor and mixed living zones
Raw, rough and textured tiles, pavers, and bricks are increasingly used to create earthy, relaxed and inviting living spaces and gorgeous façades. As 2020 is set to celebrate the outdoors through DIY projects as well as to custom home designs, outdoor rooms are also on the rise. Incorporating fully appointed outdoor kitchens, entertainment units, and of course dining and lounges, custom fire pits and landscaped water features, outdoor rooms require carefully curated flooring tiles and expertly designed brickwork to seamlessly transition these rooms into indoor spaces.
More interior design trends and DIY home refresh solutions
Organic tones and textures: Whether it’s fixed features, such as floor and wall choices, through to décor and paint colours, there is an understated calm is created in spaces which embrace nature’s colour palette. Even small refurbishments and cosmetic improvements can integrate all living spaces in your home to create seamless transitions from one room to the next, giving your home a greater sense of space and cohesion.
Large scale art and floral wallpaper: As home builders, some of the 2020 trends in home styling and interior design are out of our scope of work. However, good early planning can mean that if your custom home dream is an expansive wall to hang your favourite piece of art or a floral wallpaper statement wall, we can design the floorplan that will provide you with those interior design opportunities, e.g. ceiling heights, window and door placements, and even lighting choices made with our in-house design team.
Velvet lounges, cushions and curtains: Velvet is a textural delight that oozes both comfort and luxury. Nothing sets off a sleek timber wall panel or a concrete benchtop or floor like this sensuous fabric. Best used as a statement piece, velvet can be added to your home through home styling choices such as lounges, cushions and even curtains. And again, while our task is floor plans and construction, if you know what design choices you are likely to make, we can help guide you through choosing the right floor, wall and ceiling finishes that will help bring them all together.
Talk to us about embracing what’s new in 2020 for your custom home design!
Tell us what you want us to write about in 2020!
While clients have told us our team is pretty good at writing the types of articles they want to read, we understand that there are still many topics we haven’t covered, and some of those might be the ones you are eager to read about. So please tell us. Simply drop us line or speak to one of our team and just ask, “Can you please put some information together about…” and we’ll schedule it in. It’s that simple.
AND JUST LIKE THAT, WE'RE HANDING 2019 THE KEYS
Yes it’s true! 2019 has been planned, designed, knocked down, and then built back up again – now we’re ready to lock the door and handover the keys ready to do it all again next year. But before we do…
Our 2019 builder highlights
If you’re interested in seeing just how eventful the past year has been for our clients, contractors, suppliers and our hardworking in-house team, then check out this video from one of our happy clients, or head over to our gallery. You’ll get to see some of our favourite builds from the past year or so, including a duplex in Newcastle, custom-designed homes like the two storey stunner in Fingal Bay and a 2x2 storey townhouse in Kahibah, a multi-unit development in Jesmond, a customised acreage design in Aberglasslyn, and who could forget Stage 1 and 2 of the DHA Wirraway Estate in Thornton.
Your favourite articles of 2019
Beyond our successful builds in and around Newcastle, another highlight of 2019 has been the great responses we’ve had to our Valley Homes articles. Each month we share industry developments, design trends, and helpful checklists to help make client’s future builds with us more exceptional and more informed. Here are the five that were either read, talked about, or shared the most – together in one place for anyone that may have missed them throughout the year.
So counting down from five, let’s get to it…
5. Knock down rebuild or renovate?
If you’re not sure if your home is destined for a knock down rebuild or undergo a complete renovation then this article will discuss some of the major elements to consider. The article is particularly targeted towards understanding costs, the time impacts of either option, long-term future proofing advantages, and how speaking to a real estate might help clarify the financial pros and cons of the finished results.
4. Project homes vs custom-designed homes
Next on the list is an article which attempts to answer a question our team gets asked all of the time, can project homes stand-up to a custom-designed home? Spoiler alert, of course they can. But it isn’t as simple as that. It all comes down to the classic builder’s balancing act of weighing budget, block of land specifics, council requirements, design and lifestyle aspirations, and individual needs to determine which type of build is going to tick the most boxes. The article goes through what considerations to keep in mind, because we know all too well that building homes, even project homes, require a personal approach – which is Valley Homes’ speciality.
3. Developer checklist: questions to ask your multi-unit builder
It’s easy to understand why this article rated so high amongst our clients – multi-unit developments require a considerable financial investment, and as such as an astute client you can never do enough research. Plus, after building so many multi-unit developments, and being asked all sorts of questions along the way, our team knew they were in a good position to pool their years of experience to make the process as simple as possible for the next first-time, or even sixth of seventh time investor. It’s a great read if you’re thinking about investing in a multi-unit build.
2. Luxurious acreages in regional Australia
The appeal of regional living is on the rise; young families are tired of exhausting inner-city commutes, recent graduates are taking advantage of remote working opportunities, and empty-nesters are after a quiet space to call their own. Yes, many Australians are discovering that regional Hunter Valley towns have a lot to offer. With all this growing interest in the regional property market, luxury acreages are enjoying a well-deserved boom for both home builders and investors alike. Especially with improving infrastructure and access to top-level amenities. Are you ready for a tree change?
Drum roll if you please…
1. Fast-tracked approvals for dual occupancies
Coming in at number one, this article discusses some recent policy changes that make gaining approvals for dual occupancies quicker and easier. It was, and still is, an exciting development in the approval process for anyone with ample land and the means to make the most of it. Dual occupancy builds are especially appealing for inner-city Newcastle land owners, where available land to build is at a premium – so it is easy to see why this one got our clients talking the most. And if this year was anything to go by, this article will continue to guide investors throughout 2020 too.
Tell us what you want us to write about in 2020!
While clients have told us our team is pretty good at writing the types of articles they want to read, we understand that there are still many topics we haven’t covered, and some of those might be the ones you are eager to read about. So please tell us. Simply drop us line or speak to one of our team and just ask, “Can you please put some information together about…” and we’ll schedule it in. It’s that simple.
SELECTING THE RIGHT BUILDER FOR YOUR ARCHITECTURAL PLANS
When building a personalised, architecturally designed dream home, a lot of focus might be placed on finding the right architect or even draftsman to put your big ideas onto paper. But finding the right builder is just as important, if not more so.
The builder will often dictate the timeline and building schedule. They’ll source many, if not all of the materials, which can greatly impact the overall house cost. Plus, the builder does what they do best, build house plans. This means, the quality of their workmanship is going to heavily influence whether your home will be defined as an architectural masterpiece or a money pit of misadventure. How do you select your ideal builder though? Let’s find out…
RESEARCH
Sometimes the most obvious answers are the best. Yes, research is going to be your best friend throughout the entire house design and build process, especially if this will be your first foray into the world of house designs, architects and builders, and house cost budgets. Every single step of the building process will require some level of research. Below is our list of main research milestones that will lead to selecting the right builder for your dream home:
Research: overall budget and scope of project
Before getting swept up in the excitement of it all, talk to your bank or financial advisor about establishing a realistic budget. Take into account your savings, income and borrowing capacity. You may already have an idea of land prices in your area, but you also need to account for the architectural drawings and pricing, as well as building costs. So get some concrete prices outlining your maximum spend, and realistic repayments. You will return to these figures repeatedly throughout the planning and building phases, so make sure they are as accurate as possible.
Research: land options
Now with your overall budget in hand, break it down to three sections: land, architect and build. You may need to tweak the respective allocations of budget during the process, but dividing your funds like this can help keep aspects of the project that may blowout in-check. The next main hurdle is acquiring land if you haven’t already. Some people opt to go to an architect before the land has been secured to get an idea of potential house designs, and this is entirely up to you. Doing this can help if you are having difficulties envisioning the land potential, but it has its downsides too. Such as the land selling and increased architect fees due to additional time spent on your project.
Research: council regulations and requirements
If using a local architect, and indeed builder, they will have a very good idea of council requirements and this may remove this research burden. However, having an idea of what is legally possible before can streamline later processes and make sure your expectations of what can be achieved are realistic.
Research: architecture that appeals to you
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Research: architects that have a reputation that aligns with your design ambitions
These two research points work hand-in-hand. While researching your preferred home designs and local architects, and even browsing dream homes plans and pricing on websites or magazines, log what you like. Creating a spreadsheet or jotting notes down in a book can help you realise what features are most important to you and it will start to direct you towards the architect that fits in with your own aesthetics.
Research: builders who have worked with your architect previously
Many experienced architects will already have established relationships with local builders and a working rapport can definitely benefit your build. Especially as good working relationships may help streamline a few processes along the way, which generally equates to potential savings. However, any professional architect will be able to relay their plans to any reputable builder with ease.
Research: builders who are known for great projects
You need to feel 100% comfortable that your builder is up to the task. So, if an architect or draftsman’s recommendation doesn’t feel quite right or they don’t have one, shop your house plans around. Reputation is a key indicator of performance in the building industry, as is an extensive portfolio, a reliable team, the ability to provide upfront quotes and costs, and site managers that keep you informed throughout the entire project. A little bit of legwork here to research local builders can mean all the difference when it’s time to receive your front door keys.
Valley Homes can build your dream home
You can research our past and current projects, hear from our previous clients, and browse our list of suppliers and local partners, right here on our website. And of course, you can speak to us directly too.
KNOCKDOWN-REBUILD OR RENOVATE?
It’s probably no surprise that Valley Homes would recommend a knockdown rebuild over a renovation 90% of the time. After all, building homes in and around Newcastle is what we do, and we have a team of knock down and rebuild specialists who have years of experience doing just that. But there is much more to it than building being our business…
When it comes to answering the question – knockdown vs renovate – sometimes the house in question should be preserved. It may have historical relevance, tell unique tales of the suburb, or even be part of Australian culture. In such cases it would be a shame to lose that part of our collective story, which is why councils have regulations requiring approvals before any builder can go ahead with any major construction on a home. But if you have the all clear to renovate or detonate then you might need to read on, because we are about to state our case for a knockdown rebuild with construction facts that are hard to ignore.
Renovations can be disruptive
Sure, it is true that any rebuild or renovation will impact on your life while the build is in progress. But one of the most common reasons people consider a renovation over a rebuild is that they can save money by living in the home while it is being renovated. The reality is, larger renovations tend to stretch over a much longer period of time than a rebuild, which can negatively impact your lifestyle if you are living in the home throughout. This is largely due to the fact the home owner may be responsible for scheduling trades and sourcing materials in and amongst usual weekly work routines, quite often needing to also save for the costs during the process, which means that your life may be dominated by the changes to your home for a much longer period of time.
Cost to knockdown and rebuild home
However, if you are able to outsource to an experienced renovation builder to take care of project management and trades for you, and you already have the funds available, then a renovation might be looking good. But, this brings us to our next point of discussion – cost. The truth is, most of the time the cost to knockdown and rebuild home is cheaper than a full renovation. Why is that? With a rebuild you can optimise construction materials and base designs by opting to build with a reputable knock down rebuild builder. In the case of a rebuild additional savings can be made because you don’t need to match materials with pre-existing structures, and you don’t need to commission a bespoke property architectural design.
Less maintenance with new
Speaking of architects, another common outcome of a renovation is that the build generally doesn’t address the entire structure of the home – most renovation agreements are to add extensions or additional floors. In which case, yes, you will have new sections of the home with entirely new elements that will last for many years to come, but you also still have the existing structural elements that may require ongoing maintenance.
So, at the end of the day, a knockdown rebuild is a fresh start. Your ongoing maintenance bills are going to be minimised.
Rebuilds and real estate advice
With fresh starts, such as a knock down, you might also attract better sale figures when and if you choose to move on. This is where it might pay to speak to real estate agents in your surrounding suburbs and run some figures. We suggest getting an evaluation on your property as it currently stands, a value estimate after the renovation has been completed, and a sale estimate of a brand new home. If your quotes for a renovation are on par or similar to a full knock down and rebuild project, but the sale figures are in favour of a new build, it can be hard to argue with a convincing bottom-line.
Future proof your knockdown rebuild with us
Plus, with a rebuild you have the options to do things that weren’t really a consideration when your original home was built. For example, solar passive design and or the choice to land renovate, which might alter the position of the home on the block, are modern approaches to home building you could take advantage of. Our team has so many knockdown rebuild ideas and experiences we would love to share, so please get in touch if you’re in the Newcastle or surrounding suburbs to discuss your property’s potential
TREE-CHANGE ACREAGES IN THE HUNTER VALLEY
With so much to offer, it is easy to understand why the Hunter Valley is fast becoming a shining star when it comes to luxurious acreages for all types of tree-change adventurers…
Have it all in the Hunter Valley
A tree-change has long been a popular choice for retirees and empty-nesters who are looking to relax in a slower paced environment, as well as for families wanting to spend less time commuting and more time together. Now it is also a growing market for younger Australians too, people who want to create stronger connections to the environment and improve their work-life balance, while still building on their careers.
The Hunter Valley's regional property market is still considered strong with Newcastle and some of the wider suburbs achieving solid results and continued growth. But it is further afield in the Hunter Valley that this quiet revolution is taking place. The tree-changers who are seeking something unique, tranquil, and nestled in nature, are discovering you can have all of that while still having access to some of the state’s best facilities and amenities, a regional airport for relaxed getaways or business trips, and fast road access through to employment opportunities in Newcastle and Sydney.
Locals like us know all too well how great it is to live in the Hunter Valley; it’s a part of country New South Wales where space is ample, land is available and property prices aren’t astronomical. It’s also wine country, big music acts drop by, it has solid career opportunities, and has a university not too far away too – and the best part – building your dream home is still an achievable Aussie dream. Which is why many people who make the tree-change opt for an acreage build in the Hunter Valley.
After all, if you’re going to the trouble of uprooting your life, saying so-long to good friends, or switching jobs, then you’re going to want to make the most of your new surrounds – and live large with an expansive Valley Homes acreage.
Acreages offer more than interior space and rural luxury
The lifestyle a tree-changer is drawn too often has more to do with the country town itself (or an escape from the city), rather than a particular block of land or set of acreage plans. However, once the dust settles after the move, it is often that particular block of land, its development potential, and the array of house designs for acreages available that make the change to regional New South Wales a resounding success.
A lot of this has to do with the fact that the specifics of the block of land and the eventual country house designs which are built, are what help complete the transformation from ‘tree-changer’ into ‘a local’. More than that though, the home in which a person lives needs to be a sanctuary, a place to rest the mind and re-charge. Valley Homes have been building acreages in the Hunter Valley for many years now, and if there is something our team excels at, it is matching acreage home plans with lifestyle ambitions to help Australians live their best-life.
Acreage homes plans for everyone
When it comes to knowing what house designs for an acreage will suit each new home builder nothing beats a personalised consultation to go through acreage plans and country house designs, to visit the site gaining an understanding of vistas and rural landscaping, as well as discussing the acreage house price and get a building quote – and that’s just part of our standard service.
Customisation and personalisation is something any good acreage builder will offer – our in-house designers happen to be passionate about fine-tuning all of our acreage home designs to suit personalities and lifestyles – and it is an essential element if the build is to work with the block of land and tick all of the client’s boxes. A bigger entertaining area, a guest suite to wow your visitors from the city, creative studio or workspace, or even an eco-friendly solar passive design are just some of the regular requests we build for our acreage clients.
As long-time local builders in regional New South Wales, we have a reliable team of contractors and suppliers who know the country lifestyle, after all it’s their lifestyle too, and they know how to make the most of the surrounds with quality, long-lasting materials. Which means, if you choose to build an acreage with Valley Homes, you know you are going to be a long-time local too.
Talk to our acreage team
If you’re thinking about making a tree-change, but are unsure, there are some fantastic articles filled with real people’s regional stories and advice on making the big move away from cities such as Sydney. If you want to know more about acreages, please read our recent Luxurious acreages in regional Australia article. And if you’re ready to make the change and want to talk acreage house costs and home designs, then talk to us.
INVEST IN THE HUNTER: DUAL OCCUPANCY OPPORTUNITIES
The Hunter Valley continues to invite a lot of interest from all levels of property investment; from young families through to professional property developers one of the most requested developments in the Hunter is dual occupancies. This is why…
The perfect property storm for regional Australia
The recent Sydney and Melbourne housing boom pushed first home buyers and young families to explore more affordable lifestyle opportunities further afield, and took them to regional centres with solid career opportunities just like Newcastle and the Hunter Valley. In-turn this created a steady demand for home ownership and properties to rent in regional areas.
In addition to that, the current decline in the Sydney market means investors are also driven to investigate better value development options in regional markets that offer better returns on investment. This situation means both buyers and investors are choosing to spend their money in places like Newcastle and the Hunter Valley, which is why the land values and property prices are faring very well in this current market.
Looking beyond Newcastle for property investment
Newcastle city offers a variety of employment prospects for a number of industries and can provide a coastal lifestyle with great access to first class amenities, all with a substantially smaller price-tag than that of Sydney. But while Newcastle continues to be a relatively stable and appealing property market, ideal for developments attracting sales or tenants, there is a nearby property player starting to make even bigger moves.
Through added infrastructure, such as the Hunter Expressway, economic opportunities through the growth of regional tourism, the wine industry, mining, and agriculture, plus luxurious lifestyles due to lower overheads and more affordable land values, the Hunter Valley is set to be one of Australia’s big regional performers.
Dual occupancies in the Hunter Valley
It is definitely hard to deny the appeal that the Hunter Valley holds when you compare value for money on similar investments in city-based locations, particularly when the demand from families and first-homebuyers is steadily growing and land prices are holding their own. Basically, dual occupancies are a flexible and stable investment, which is why dual occupancies are the developer’s go-to for new home builders.
Many existing Hunter Valley homes are on a large block of land, as well as there being many generous size empty blocks available, which is why dual occupancies are so ideal. That is, buyers are attracted to new home affordability, and investors appreciate the relatively low risk investment that increases equity in the land for sale or rent, as well as provide opportunities to develop ongoing income streams.
Council resources for dual occupancies
There are a number of regional councils that make up the Hunter area, including Cessnock, Maitland, Dungog, Port Stephens, and nearby Newcastle. Each council has different processes and development requirements, that as local dual occupancy builders, we are very familiar with. Cessnock city council has some very helpful fact-sheets available to download: Urban dual occupancy, Rural dual occupancy, and Subdivision of rural land. Or on the Port Stephens Council website it states, “Dual occupancies can be subdivided where the resulting allotments meet the minimum lot sizes for the zone under the Local Environmental Plan 2013.”
Detailed information such as this, which relates to regulations, highlights how important it is to know your local council requirements. As your local dual occupancy experts we can help you wade through all of the facts.
Dual occupancy vs Dual dwelling
Maitland City Council also services areas of the Hunter and its website has a variety of online forms and brief supportive information regarding DA Applications too, but another big question we get from clients after visiting council websites such as this is, “What is the difference between dual occupancy and dual dwelling properties?” Well, basically a dual dwelling refers to a small structure built in addition to the primary home, often referred to as a ‘granny flat’ or ‘studio/retreat’.
Dual dwellings or granny flats are standalone buildings and are usually self-contained with a small kitchen and bathroom, and usually have one or two bedrooms. But these structures must comply with size restrictions and as such must not exceed a set square meterage. Depending on your local council this is about 60m2 floor space. A dual dwelling is not as large as a standalone home, as is the case with a dual occupancy, and generally is not fit to sub divide.
Hunter Valley dual occupancy builders
Valley Homes have a lot of regionally specific dual occupancy information to share. Simply phone 02 49341400 or email sales@valleyhomes.com.au and our specialist team will answer all of your dual occupancy questions.
We also have a range of articles outlining the benefits of building a dual occupancy. So, please have a read:
Subdivide, build, increase equity and achieve your property goals
The developer’s go-to: dual occupancy
Fast-tracked approvals for dual occupancy
PROJECT HOMES VS CUSTOM DESIGNED HOMES
When looking to build a new home there are many options available. Each option has their pros and cons, yet sometimes it can be difficult to determine what type of build will best suit your overall needs.
In Australia, the two most commonly selected building options are custom home designs and project homes, also known as off-the-plan homes. For freestanding, single dwellings, an architecturally designed build is also popular, but the uptake isn’t nearly as large as the first two categories. This makes project homes and custom home designs a great starting point to understand your new house options.
Project homes
Are built from existing plans by a builder who has negotiated bulk prices for their local contractors and materials, making the overall build competitively priced and economical.
Project homes utilise a suite of professionally designed house plans drawn up by a draftsperson. For example, Valley Homes currently has 18 floor plans to choose from, with prices starting from $242K for a 3 bedroom, 2 bathroom, 2 car, single level home, through to expansive and luxurious acreages and multi-storey homes.
A project home builder makes savings on new house plans by buying large quantities of materials and negotiating discounted labour rates. Those savings are then passed on to the client – making project homes one of the most cost effective house designs to build. This means quality inclusions, such as air-conditioning, stone benchtops, alfresco entertaining areas and generously appointed kitchens, can be included at a fraction of the cost of a bespoke architecture build.
To capitalise on these savings, clients are required to choose materials, such as the tiles or roof materials, from a set list of products. Choosing materials not included in your chosen project home’s package is possible, but it will result in additional charges. Many people see this narrowed down list of products as a positive, because it simplifies the house design process, which can become a very time consuming and stressful endeavour. Plus, you can often see the materials as they have been used in local homes by checking out your builder’s gallery.
Floor plans are also customisable, however, if any changes are requested, they will negatively impact on the savings you have made by selecting an off-the-plan build in the first place. Choosing a home builder with a good range of floor plans to choose from will help mitigate this issue and keep your project home costs down. Also, project home floor plans are usually designed for standard, rectangular, flat blocks of land. So, if your property has a substantial slope or is unusually shaped then you’re probably going to get the best outcome for your block from a custom home design. So, read on…
Custom home designs
Allow you to work more closely with a home builder to have greater impact on the overall design. You create a home to suit your needs, and your block of land at a fraction of the price of a bespoke build.
Basically, custom home designs sit somewhere in the middle between a complete architecturally designed build and a project home. The in-house draftsperson or designer makes sure the final home plans are both unique and professionally designed, while taking into consideration the site’s specific requirements, the budget, and the lifestyle ambitions of the client.
The timeline to build a custom home design can sometimes take slightly longer when compared to a project home. This simply comes down to allowing more time to finesse the finished floor plans, as well as to arrange individual material orders, labour contracts, and finalise building schedules. So, if a quick build is more important than customisation, then a project home may be a more suitable home building solution.
When opting for custom house designs there are advantages of choosing a home builder that offers both custom and project home designs. This is because they will have an established network of local suppliers working with them on a substantial number of project home jobs. While a custom home design can’t attract all the discounted rates, it can still benefit from the strong relationships the builder has forged with their local workforce, which can only be a benefit to the overall quality of the build.
Of course, the biggest benefit for choosing custom home plans is choice. You can be as involved as you like in the house design process to get your floor plans just as you want them. Beyond a unique home, benefits also include incorporating solar passive design to save on future heating and cooling costs, through to taking advantage of the best aspects of your site features, which may be views, landscaping, or slope. So, if your budget suits a custom house design, and unique features appeal to you, then this may be an ideal choice.
Ready to start on your new home plans?
If you need personalised, reliable advice for building a project home or custom home design, then we can help. Our specialised team will talk you through your unique pros and cons for each type of build. Contact us today.
DUPLEX BUILDS: SUBURB AND SITE SELECTION
Duplex builds have broad appeal across all demographics, are relatively low risk, and can offer solid returns, such as a dual income stream – and while ensuring you have an experienced builder managing your new build is essential, so too is finding the right block of land. So, let’s delve into the two main factors you need to consider when starting out with your duplex development – which suburb to build in and what type of block should you be seeking out.
Choosing your duplex suburb
When choosing the most suitable suburb for your duplex build, both central and outer suburbs can hold great appeal. Outer suburbs can mean there is more available land to choose from, which often translates into less expensive land values. Plus, if you’re lucky, the block of land may have already been cleared or doesn’t have a structures on it to clear at all, meaning the knockdown and site preparation costs can be minimal.
However, while there are all those cost-positives about outer suburb duplex developments, the sales prices and rental returns will in most cases be less than you could expect to get on the same quality of build in a more centrally positioned development. You’ve heard it before, but location counts. Of course, sought after locations generally have a higher land value. So yes, those inner city and central developments may attract bigger resale and rental prices, but they also require a bigger investment in the first place.
In addition to that, a suitable block of land, one big enough for a duplex build, can be hard to come by in inner city locations where block sizes tend to be smaller. Also, finding an empty block of land is going to be near impossible. So, you will need to factor in clearing the land into your development budget. Another consideration is that a block of land which has an existing structure is often more expensive than an empty block of land – so that’s just something extra to keep in mind.
Essentially, inner or outer, the final decision is going to come down to your finances. That is, how much money do you want to pay for your block; a more modest budget may mean an outer suburb is going to be the best solution, but if you have a larger financial resource to draw on, then the potential sales prices and rental figures of a more centrally located duplex might lure your development closer to a city centre.
Keep in mind, to achieve the higher figures often seen in city sales, your buyers will have greater expectations for premium fittings and designs, to reflect the prime location. So, building a duplex with an experienced duplex builder who knows the ins-and-outs of the local buyer’s market is recommended.
Regardless of the suburb you end up selecting, be sure to take note of all the other services and amenities available in the local area. This will be a key selling tool later on. For example, if your local suburb has a University, a large regional hospital or medical centre, quick access to the Freeway, or a highly sought-after school, you will want to know this before any development build starts, so that you overall design can cater directly for that market, maximising the potential for your duplex investment to be a success.
Finding your duplex block
Once you have your suburb sorted, finding the perfect block of land to build a duplex can be quite a challenge. As mentioned earlier, you may need to look for blocks that already have buildings on them, which can increase the land value. If that is the case, ideally you will be looking for properties on the market that have rundown houses on them. The less interest the market has in the house itself, the more favourable the price of the investment will be. The old adage rings true here. You want to be looking for the worst house ion the best block. Just make sure that block has the right sort of zoning you will require to build a duplex development.
On the other hand, you might be fortunate enough to find a decent size, empty block of land. And that would most likely be cheaper than a block with a building on it. But before you jump at it, make sure all of the site-specific features of your block suit a duplex build. If it has a heavy slope and/or has large trees on it, the site preparation or increased slab requirements may mitigate any savings you’ve made by buying an empty block.
Empty or not, the block needs to be big enough for a duplex build, and that generally translates to either width or length.
Here at Valley Homes we have an extensive range of duplex plans ready to view online, that outline the square metreage required, as well as the floorplans. Also, your local council will have minimum size requirements and distances from boundaries that you will need to adhere to – so do your homework – or simply talk to us, and we’ll help do it all for you
REASONS TO BUILD A CUSTOM DESIGN HOME
With a custom design build you can create your sanctuary, entertainment hub, business HQ, or whatever you’re into, on a more modest budget than an architect’s plans might deliver on – no wonder custom house design services are in such high demand. So, let’s get inspired…
Tailored floor plans and future-proofing
The opportunities to customise go far beyond property considerations, such as building on a narrow, sloping or unusually shaped block – they can provide the flexibility to create your dream property. A custom floor plan that suits your lifestyle now, as well as your family’s needs in the future, means you can benefit from your home design for a much longer period. Customisation of floor plans generally begins with establishing the number of rooms needed and where they are to be positioned in the home, as well as the size of the rooms, e.g., do you plan to entertain a lot, have a house full of children, get into gourmet cuisine, or make the most of your natural surrounds through integrated inside-outside spaces? By gaining an understanding of your needs – now and future – will mean your home design can be future-proof.
However, future-proofing is more than simply considering bedroom sizes and numbers. Other common features to help future-proof your home design might be to increase door widths and bathroom sizes, add custom fittings, or even to include accessibility ramps. This can be particularly important if you're nearing retirement years and intend to stay in the house long-term. Financially it also makes good sense to consider your future needs from the outset. This can reduce alteration costs in the future or avoid having to sell prematurely – reinforcing the affordable nature of custom house design, if careful planning has gone into the project.
Other special additions:
As already mentioned, a custom house design can help a new home builder address site requirements and future-proofing. But how about the fun stuff? You know, those special spaces you’ve always dreamt of and all of your unique home design ideas…
Artist studio/teenage retreat. You might have always wanted your own artist’s studio to paint, make music, write or a place simply to hideaway and relax. As you might imagine, studios require good natural light, can especially benefit from quiet areas of a home, and are often detached from the main building. So, a spare bedroom generally won’t compare to a well-planned, custom design studio. A good studio needs a bit of open space, often larger than a standard bedroom allows, and that is where customisation can provide a simple and affordable property solution. Studios can often double as guest spaces or can make an ideal teenager hangout as your family needs change.
Epic home entertainment. Many modern homes feature home cinema spaces as a standard, but the beauty of a custom house design means you can take the standard home cinema to the next level. This might include allowing for tiered seating, wired in tech, block-out screens, bar area, you name it.
Complete office set-up. And while all this talk of injecting fun and life-long dreams into development planning is exciting, business needs are increasingly on a client’s list of requirements. A substantial home office might be needed at the property, beyond a study nook or a converted spare bedroom. To meet many people’s modern work demands, the ideal home design includes a fully functional workspace, possibly with external access so clients don’t need to access the main part of the home. A complete office set-up could also save businesses from paying unnecessary office rent, adding to the overall affordability of a custom house design.
Workout in comfort. Also, as health is an increasing focus for many people living in and around Newcastle and the Hunter Valley, a home gym is also a popular request when clients are using our custom design service. Forget being relegated to a cold cement garage to run on your treadmill or lift weights – design a purpose-built space with air-conditioning, insulation, carpet if you prefer, even with wall mounted screens and surround sound speakers.
Affordable lifestyles
Custom house designs are the perfect middle ground for most people looking to build in the Hunter Valley, Newcastle and surrounds – they have a quality assured starting point with streamlined building efficiencies, which might include slab engineering, roof pitch, structural materials, orientation, through to certain finishes and fittings. But then you get to take that starting point and create something truly unique. Plus, the customisation ideas outlined in this article are just the beginning.
Contact our team today to book your personal planning session and start your custom house design journey with local home builder experts.