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
AND
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.
DEVELOPER CHECKLIST: QUESTIONS TO ASK YOUR MULTI-UNIT BUILDER
Once a multi-unit build is underway, a developer and builder need to work closely together, possibly for an extended period of time, to achieve successful results. So, to establish a healthy building relationship from the outset, one that continues to deliver throughout the duration of a multi-unit development project, we suggest you ask your potential builder as many questions as possible. This includes questions about past clients, as well as sub-contractors and suppliers.
Reputation is a key indicator of performance
Establishing the builder’s reputation is not often achieved via direct questioning of the builder, but rather it is uncovered by asking the broader development community their opinions and knowledge of track records. The importance of how a builder is perceived can never be underestimated, especially when it comes to an investment as large as a multi-unit development.
After all, the building industry is no different to any other industry in Australia; people talk and dissatisfied people tend to talk the loudest. So, ask around, and if you start to hear negative buzz surrounding a builder, pay attention and do plenty of research relating to their suitability.
Ask to see the builder’s portfolio
Ensuring a builder understands the style and unit designs required for a development is critical. If the builder specialises in a certain style, be it large scale off-the-plan projects or small bespoke unit designs, make sure it aligns to your style and investment plans. In addition to the many styles available, past multi-unit developments’ project size and budgets are other points to take note of when looking at a multi-unit developer’s portfolio.
Take special notice of materials, finishes, and the unit designs floor plans, which will all indicate the standards you can expect from them if a future development were to go ahead. And while photographic portfolios are a great place to start, try not to rely on portfolios such as these to answer all of your development questions. By visiting some of the completed projects that enjoy some similarities with your multi-unit development, and the specific unit designs, can help determine if that particular builder is up to the scope and budget of your multi-unit investment ambitions.
Their team will be your team, so get to know them
A multi-unit development is a complex and often multiple-staged project. As such, there are many more people involved beyond the core team of sales, drafting and builders. A multi-unit development builder will also rely on the skills of their sub-contractors, plus the quality of the materials sourced from their suppliers. So ask any potential builder who they work with and try to gauge if they have a good relationship with them. A long-term relationship with suppliers and sub-contractors is a good sign that the builder operates professionally, and in-turn it may indicate the potential for future developments’ success.
Registrations and insurances are a must
All registered builders have builder registration numbers, so that is an easy and obvious check to make. Builder memberships can also be useful to know, as it can provide assurances of industry approved performance levels, and these include the likes of Master Builders Association etc.
Then there are insurances. These are critically important, legally and financially. A multi-unit development builder is required to have adequate public liability insurance, as well as construction insurance. And you must make sure your build is going to include a Home Warranty Insurance. Any reputable multi-unit builder will be more than willing to outline this information without any fuss.
Costs and payments, what is the builder’s process
Costs to build a multi-unit development rely on many factors and you should become familiar with all of them. It is vitally important for any investor to understand all of the clauses in the contracts and read the fine print. Importantly, before signing anything you should know what is included in the fees; ask if the surveying fees are included and if soil testing costs are covered. Find out what is the pricing structure and the processes relating to unit designs variations or changes to the schedule of work. Ask, what are the payment processes? Also, a percentage of the overall cost to build a multi-unit development is expected before work commences, and you should know exactly what the costs to build a unit are, up-front.
Don’t be afraid to get into the specifics either. Specifics could include invoicing procedures, plus payment terms and schedules, as well as establishing the expectation of finalising payments at the conclusion of the build during handover.
It’s easy, simply contact our experienced multi-unit team to arrange a meeting.
OR start completing your checklist for unit builders Newcastle right now by clicking the links below:
Hear from some of our recent clients
Browse our portfolio of recent projects
We build using quality materials, fittings and fixtures from our long-term suppliers
Discover our select range of partner services to ensure every build is of the highest standard
DUPLEX DESIGNS NEWCASTLE AND SURROUNDS
As experienced duplex builders Valley Homes has been bringing to life a range of duplex designs for many years now. While the duplex plans and prices may vary depending on the block size, developer budgets, and build timeframes, one thing is always consistent for the developers – the location of their development underpins the project’s overall success.
Duplexes are as popular as ever in the Newcastle region
Duplexes in and around Newcastle are still steadily rising in popularity for many reasons, including reduced land availability and the rising cost of land. Duplexes are also still one of the best ways for a first time developer to enter the property market, and they are also an incredibly sound investment if you have chosen to build a duplex as a means of increasing the equity in your land. So duplexes have a lot going for them.
However, no matter how great your duplex designs are, or how attractive the affordability of duplex build costs are, choosing the best location to build your development is essential. Because as all experienced duplex builders will tell you, a duplex build needs to be servicing a demand for housing in the area in which it is being built. That is, having the land and the plans are one thing, but having the market demand is another requirement entirely. And this can be where it pays to look beyond city centres to the surrounding suburbs for your duplex success story.
Outer Newcastle suburbs continue to attract duplex developers
When deciding to build a duplex the position of the land, especially in terms of natural features, community services, and regional amenities, is paramount. Fortunately for the Newcastle region it definitely ticks a lot of boxes when you go through a builder or developer checklist, proving itself to be an ideal area to build, particularly due to the region’s fast growing economy and population.
But like all regional centres, Newcastle city itself makes up only a small part of the areas geography, and popular duplex and townhouse designs and prices are just as well-suited to surrounding suburbs that can offer greater land availability, more competitive block prices, and good proximity to other drawcards the region has to offer, beyond city-living appeal.
For years we have been working with many local developers to refine our cost to build a duplex, as well as our duplex designs. Over this time we have started to see new opportunities in a number of suburbs, suburbs that are being sought-after by the developers we are duplex builders for. The suburbs of Kahibah and Jesmond are just two of these rising regional stars, and they seem to be coming out on top for good reason…
Jesmond: beyond the student market
The University of Newcastle is a major drawcard for Jesmond developers, particularly when it comes to duplex plans and prices targeted at providing student housing solutions. But a growing trend is seeing developers look beyond the student market to also service the thousands of staff that work at the University. After all, many Australian academics, as well as international professors, need a well-appointed place for their families that is also close to where they are working. Jesmond also has a shopping precinct, close proximity to a number of public parks, is next door to the new bypass, and is minutes from the freeway – making it an attractive suburb for property investment.
Kahibah: minutes from quiet beach escapes and the region’s biggest shopping centre
Kahibah is a town that is definitely on the move. It has great coastal access to Redhead and Dudley beaches, is only a stone’s throw away from Glenrock lagoon, including its walking and bike tracks, and Kahibah is neighbours to Charlestown, which boast a massive shopping and entertainment centre. Plus, only a few minutes on the Pacific Highway in the opposite direction will take you to Newcastle’s city centre. Yes, Kahibah is a central location and so it follows that duplex builders, like us, are seeing unprecedented interest from developers who are requesting information on the cost to build a duplex in the town. This seems especially true for families and first-time developers who recognise the opportunities in Kahibah’s generous sized blocks that also happen to be well-suited to our extensive range of duplex designs.
Duplex designs Newcastle, Kahibah, Jesmond…
Valley Homes has ten complete duplex plans and prices ready for local developers to start their build. The collection includes townhouse designs and prices, as well as single level duplex designs, featuring a variety of facades, finishes and fixtures. And of course, we can customise duplex plans and prices depending on the individual developer requirements.
Our team of duplex builders know Newcastle. We know the ins-and-outs of duplex build costs and we know outstanding duplex designs. Plus, we also know what is already working for the region’s top developers. So contact us today to find out how our expertise can help your duplex plans become a reality.
Interested in duplexes in and around Newcastle: take a look at some of our recent duplex builds
LUXURIOUS ACREAGES IN REGIONAL AUSTRALIA
If you’re interested in property in regional Australia a rural acreage offers more than spacious living solutions, acreages are also positioned in a strong sector of the property market.
Right now regional Australia is one of the most stable markets on the current property landscape and an astute investment in regional land ownership is a relatively solid one. In fact, in New South Wales, regional blocks of land that are suitable for generous acreage home plans are plentiful, as well as being quite economical, which makes them an attractive building investment.
However, if you are unfamiliar with regional living or are unsure about what to look out for in an acreage block, the prospect can be daunting. So this article will help you start to think through your options.
Know your acreage plans and property ambitions
A cleverly planned house design for an acreage is a great starting point to establish your building budget. This step ensures you have a clear indication of acreage house costs, as well as initiates and establishes a relationship with a regional builder. But there is something just as pressing to know – your property purpose.
Is your property for permanent living or is it going to be a weekender? Are you planning on building a retreat on the site to create an additional income stream? Is it your plan to run a hobby farm with a few animals? Or plant a small crop such as an orchard? Or are your house designs for an acreage part of your retirement plan with a focus on long-term easy management?
When thinking through these questions listed above, it will soon become obvious that your acreage purpose will determine size, type and even the location of suitable properties. So now ask yourself, do you want a:
- small block of about 3 to 5 acres,
- medium 40 plus acres,
- larger scale farm that would require 100 plus acres
Knowing the intended purpose of your acreage can be a critical element to the overall success of your rural property venture, because there are more outcomes to consider than simply size and budget. There can be restrictions placed on certain blocks of land by state or local authorities, including the fact that some blocks are not able to be cleared. Such restrictions might mean you can’t build that stately acreage or become the Hunter Valley’s next boutique vineyard on your particular rural block of land.
Clearing may also be the least of your problems if soil type, access to water, climate, or connected services are not suited to your needs either. So once you know your purpose, make sure you determine what specific characteristics your block of land requires.
Get to know your neighbours
Once you have nailed down your purpose, block requirements, have a budget outline and have a rough idea of acreage house prices by talking to an experienced acreage builder, the next course of action to take is spending time in the particular area. Some developers suggest a minimum of a year researching your chosen part of regional New South Wales to allow the entire scope of seasons to be observed. Of course, that may not be possible to many. So another great avenue for property research the area is to talk to the local land owners.
Find out what they do and how they manage their property through the seasons. Plus, even though rural neighbours aren’t necessarily on top of you like it would be the case in the city, the activities or business conducted on their property may create dust, smoke, noise or even odours that could affect your own business plans, or hinder the type of lifestyle you wish to create. So a quick chat at this early stage can save you a lot of time and money in the future.
Valley Homes acreages represent country living at its finest
When designing your acreage house plans there may be increased fire safety measures to consider, or more fencing required than your last place. However, the good news is, acreage house prices are often less expensive than their inner-city counterparts even though the acreage house plans can take in much larger space. This means you can design your acreage to give you and your loved ones space to breathe and take in the natural surrounds, while you are also saving investment costs on the purchase price of your block of land in comparison to buying a much smaller city block.
If you want to find out more about the types of acreage designs our team can build for you, or ask about a custom designed architectural build on your prized piece of New South Wales land, then please take a look at our extensive range of acreage designs. Alternatively, get in touch with one of our experienced team members who will offer acreage advice, as well as get your project underway.
YOUR BUILDING AND DESIGN LANDSCAPE IN 2019
Just about every person we spoke to over the last year was busy, and in 2018 that was certainly true for Valley Homes too. We built a house a week as part of a unique defence housing project, Wirraway Estate, and after a lot of hard work and clever systems design we won an award for our WHS Management System. Plus we consistently provided local families and astute investors budget advice, all while delivering quality builds on a range of different building options. This included acreages perfect for modern families and duplexes and dual occupancies to suit the unique needs of retirees.
Of course, being busy is great for Valley Homes and so we are working hard to make sure 2019 will include more big partnerships with estates and larger scale projects, as well as more unique home plans to provide our local families, retirees, first home buyers, and investors new home builds that inspire. And because 2019’s New Year’s resolutions are in full swing, now is the perfect time to celebrate the successes of 2018 and then swiftly look ahead to what is in store for you in 2019…
2019 – Trends and Inspirations
Our design team is always on the lookout for the latest décor styles and building products, so here are their big 2019 tips from their favourite design sites and trend forecasters:
Colour trends
Taubmans Colour Inspirations showcase a range of looks from coastal to industrial and more traditional palettes with bold and spirited colours for the home that reflect harmony and nature. Colour giant Pantone has also released their must-have colours and Living Coral is Pantone’s pick for 2019. So while millennial pink may be out of favour, vibrant corals are set to be adding pops of colour in on-trend décors.
Interior design inspiration
In 2019 recycled, sustainable, textural, and natural designer pieces will continue to grow in popularity. Texture is a big one as it is both a visual and sensory experience, and some of the best interior designers will be carefully layering large pieces of marble or stone with soft timber tones. Natural wool and cotton rugs, velvety and soft cushions, and flowing window dressings are set to be partnered with warm metallic materials and clean, sleek lines. Gold is the metallic colour of choice for 2019, particularly popular with the modern art-deco movement, brought to life as bar carts, striking mirrors, and bathroom and kitchen fittings.
Architecture Trends
The kitchen continues to be the centrepiece of home life and the best house plans are reflecting this. Open plan living is still in high-demand, but the 2019 version includes greater focus on fostering conversations and creating design flow for keep families connected to each other, as well as connecting them to the world in which they live. The internet of things will really come into play with smart fridges being one of the most sought-after appliances in modern kitchen designs.
Industrialism is also set for a comeback in 2019 with matte black and concrete featuring in many architectural home plans. Also, just as recycled and sustainable interiors are popular, eco-friendly architecture is also set to dominate in 2019, which seamlessly connects to our next trend…
Landscaping and Outdoor
Landscaping is no longer a solely outdoor undertaking. In 2019 we will see more indoor living spaces featuring green walls and even micro urban farming units transforming homes and living spaces in meaningful and nourishing ways. Outdoor rooms are predicted to increase in popularity and one of the most fun outdoor predictions is the emergence of adult-treehouses. Another favourite here at Valley Homes is the movement towards private oases cleverly tucked away in your very own garden. They’re perfect for day-to-day luxury resort-style living, while also offering unique entertaining opportunities for guests.
Investments in 2019
Property market investment trends are probably the most important to pay attention to for developers looking for their next investment project, and also for our local families, couples and retirees wanting to either get into the property market, upsize or downsize in 2019. The good news is while some markets are on the decline regional Australia is tipped to be where Australia’s property market stays strong in 2019. So it seems Newcastle, Hunter Valley, Lake Macquarie and Port Stephens residents are predicted to benefit from a healthy property market in 2019.
2019, let’s get into it
Whether your New Year’s resolutions or 2019 goals are looking towards a refurbishment, renovation or a completely new construction, hopefully now you are armed with all the design inspirations and trends to get your started for what will no doubt be a busy 2019 – and if it is quality construction and building, and architectural house plans you want in your year ahead, talk to our team.
Our top 5 Articles of 2018:
BUILDING 1 HOUSE A WEEK FOR DHA SPECIAL HOUSING PROJECT
VALLEY HOMES’ WHS MANAGEMENT SYSTEM IS A WINNER!
BUYING A BLOCK OF LAND – 5 TIPS TO KEEP YOUR BUILD ON BUDGET
LIVEABLE, LOVABLE HOMES FOR YOUR RETIREMENT: DUPLEXES AND DUAL OCCUPANCY
TEAMING UP WITH TALLOWOOD
Valley Homes’ exciting new development partnership
Introducing Tallowood Medowie. Our most exciting multi-unit development to-date. A resort-style, tree-lined village for over 50s in Medowie – and we can’t wait to tell you all about it!
Downsize without compromising
As the exclusive builder for Stage 1 of Tallowood Lifestyle Estate, Valley Homes is excited to be breaking ground with 42 architecturally designed homes. Our designers have created six clever and stylish floor plans for residents to choose from, all featuring a host of quality inclusions, such as generous-sized rooms, premium quality fixtures and fittings, beautiful timber floors, open-plan kitchens/living spaces for easy entertaining, undercover alfresco areas, and even a range of garage options to suit the individual needs of anyone fortunate enough to call this estate home.
Resort-living luxuries are all part of the package
The estate has it all, even boasting resort-lifestyle facilities designed to pamper, socialise and entertain residents. Some of the benefits of being a resident include a wellness centre, heated lap pool, cinema, library, bar and clubhouse, not forgetting the easy access to Medowie’s nearby golf course, shops and cafés. Tallowood’s central location also means residents can just pop over to Port Stephens, take a day trip to the vineyards or head into Newcastle for dinner and a show – then return from any adventures to a completely secure, gated estate.
Building a secure village, warranties included
The estate offering really does get better, because beyond the safety provisions of the overall estate design Valley Homes’ strong warranties give retirees and their family’s peace-of-mind that their investment is completely secure. The warranty package includes 13 week defect liability, 6 year structural, and a 2 year non-structural, plus other warranties covering appliances, termite barriers, windows, and garage doors.
These extensive warranties are a point of pride for our team, because we understand that an investment at this stage of life needs complete surety, and the aim is to downsize your home, not demolish your retirement plans.
Browse the Tallowood Gallery
So talk to our team about becoming part of this exciting new property development, or register your interest with the team at Tallowood today.
FAST-TRACKED APPROVALS FOR DUAL OCCUPANCIES
Earlier this year a new Low Rise Medium Density Housing Guide was introduced in NSW and since then councils, including Newcastle and around the Hunter Valley, have implemented changes and updated their systems for more streamlined land development procedures, including the ability for property owners to sub-divide their block of land to maximise the land value, providing easier access to particular types of property investment. As a result, now is one of the best times for homeowners and developers looking towards a dual occupancy opportunity to select their preferred builder and start the development process.
Why are dual occupancies being encouraged by government?
Dual occupancies are increasingly encouraged by both government and local councils because two types of properties still dominate the NSW building market – traditional free-standing homes and apartments. While these types of dwellings are great for some sections of the investment and owner-occupier property markets, many people are seeking either more affordable alternatives or have specific size and design needs that are just not met by other types of new homes. Plus, as Australia’s population is aging, rapidly growing, and increasingly diverse, the options on the market need to reflect this. The hope is that by introducing development changes that streamline, simplify and reduce costs of alternative builds, such as a dual occupancy, more Australians will be able to live in a suitable home for their needs and budget (whether as a tenant or owner), faster than ever before. An outcome that Valley Homes fully supports.
What do these changes mean for landowners and developers?
There are a number of changes in this new code that will reduce approval times, provide new opportunities for a property previously judged ‘too small’ or ‘too narrow’, and give homeowners and developers clear design guides that can help them bypass any unnecessary red-tape. The code is specifically designed to address building and approval conditions for one and two-storey dual occupancies, manor houses and terraces.
- Complying Approval in 20 days – with the new code in place, complying developments can be approved within 20 days, drastically reducing the amount of wait-time previously impacting building schedules, as well as financial arrangements. The NSW Planning & Environment website has more information on what specific building types will now qualify as a complying build.
- Smaller homes are possible on smaller lots – two main size requirements have changed when it comes to a dual occupancy council approval, that is, frontage minimum has been reduced from 15–20 metres (depending on your local council) to 12 metres. Narrow blocks of land are no-longer excluded from these types of developments, just as long as the overall square-meterage adds up. In relation to land size, the average block of land size required by council is now only 500 square metres.
- Clear design guidelines for faster approval – as part of this new housing code a detailed Low Rise Medium Density Housing Design Guide has been created. It outlines a number of aesthetic and functional design elements, which have been put together with the intention to maintain character of neighbourhoods and consistency of design. Two-storey height limits, as well as minimum and maximum plan requirements per dwelling-type, will ensure the complying approvals and subsequent builds provide quality housing solutions for Australians who are seeking alternatives to apartments and free-standing homes.
How is a dual occupancy defined in this new housing code?
As dual occupancies are a sub-set of multi-dwelling building options it is important to know what is exactly meant by dual occupancy, especially as this will ensure investors, developers, and homeowners are provided the correct advice and council approvals for that of a dual occupancy. Not to be confused with a granny flat or duplex, which come under different guidelines. So, as stated on page 4 of the NSW Government Planning and Environment’s Low Rise Medium Density Design Guide, dual occupancy is defined as having two types:
- Dual occupancy (attached): 2 dwellings on one block of land that are attached to each other,
but does not include a secondary dwelling. - Dual occupancy (detached): 2 detached dwellings on one block of land, but does not include a secondary dwelling.
What are your next steps to build a dual occupancy?
Talk to us. Taking advantage of these recent legislation changes will depend on whether your local council has a Local Environmental Plan (LEP) which already permits medium density developments. Part of our service to all home builders and developers is liaising with council and managing the entire approval process. This service includes preliminary site evaluations to ensure the intended land to be developed is suitable for a dual occupancy and that the proposal and plan complies with council requirements. Our team of Dual Occupancy experts know all about the local LEP guidelines and can give you all the answers you need to start your development journey with us.
For further information:
KNOCKDOWN YOUR HOUSE – KEEP YOUR CONNECTION TO HOME
As The Castle’s Darryl Kerrigan famously said, “It’s not a house, it’s a home” – and it’s a heart-warming quote that acknowledges the attachment we all make to where we live. Darryl’s statement is not about the physical structure or the peeling wallpaper housed within it.
It’s about the memories made, the proximity to friends and family, and a representation of how you want to live your life. And it is this sentiment which gets to the core of why a knockdown rebuild is increasingly popular, especially amongst Newcastle families.
It’s actually a very common situation many families across Newcastle find themselves in – you don’t have enough bedrooms, share a single bathroom, are constantly patching old wiring and plumbing, or need to finally get that dedicated home office to expand your business. So it can be hard to ignore the mounting list of cons for staying, but moving means uprooting your family and saying goodbye to memories made on the property. To solve this dilemma many opt to knock down their home to build a brand new home in its place. It’s the best of both worlds!
It’s so common in fact, simply take a drive through any Newcastle suburb and you are bound to find a number of knockdown rebuilds in progress. They are especially popular in established Newcastle suburbs that are zoned for sought after schools. This is where a builder like Valley Homes come in. We can help you hold onto those memories, maintain your community ties, and upgrade your home lifestyle by creating more floor space, adding rooms, creating new family entertaining zones, and connecting modern services – all for a fraction of the price of a full renovation.
If this sounds like you, before you get carried away with dreams to land renovate we recommend you look into a few things first:
1. Get to know your budget
Many people search ‘cost to knockdown and rebuild home’ when starting their budget research and yes, a knockdown rebuild can often be cheaper than a full renovation. This is of course a huge part of the appeal, especially as it can also save you spending money on the fees and taxes associated with buying and selling. But construction isn’t free, of course, and with any investment of this size it is always a good start to talk to your financial service provider. If you have an existing mortgage this is a good opportunity to find out how much money you can access for a build and get a solid idea of the current equity in your property.
Plus, when we talk about knowing your budget, we mean more than simply knowing how much you can get from the bank. We also mean knowing how much you want to spend and how much it will cost to build the type of home you aspire to live in. Talking to an experienced knockdown rebuild builder can give you accurate quotes relating to this. Keep in mind property restrictions, such as a slope, can increase overall budgets.
2. Can your house be knocked down?
Something you may also need to consider is whether your property is restricted by heritage listings. Heritage listing can mean a knockdown is not an option, or it may mean that partial elements need to be maintained when you rebuild, such as a front facade. Also, before you knock down anything make sure your local council allow the type of home you intend to build in its place. It’s one thing to knockdown a rundown house, but if you can’t build a bigger dwelling on the place because of council restrictions relating to height or footprint, then you should definitely know that before the bulldozers move in. This is something an experienced builder can assist with. At Valley Homes we can liaise with council for you so you have all of the information from the outset.
3. Quality builds takes time
Before you start the knock down rebuild process it will help you manage expectations and budgets if you are aware of how long your build will take. Time can also directly impact your budget, especially if you are expecting to rent a house while the construction takes place. Keep in mind a two-storey dwelling will take longer to build than a single storey and if your budget will only stretch to a certain amount of weeks, it will save you a lot of anguish and financial stress if you take this into consideration in the planning stage of your project.
Is a knockdown with the plan to rebuild your home solution?
Maybe you subscribe to Daryl Kerrigan’s sentimentality, or maybe you just love where you live but are due for an upsize or upgrade. Either way, our team of knockdown rebuild experts can give you a quote, a building schedule and answer all of your construction questions – simply contact us on 02 4934 1400 or at sales@valleyhomes.com.au
DUPLEX DESIRES STILL STRONG
Talk in the property market has started to focus on the ‘property boom’ being a thing of the past. As any astute investor would know the property market has actually been gradually slowing for a few years now and this is because of a number of factors, namely bank lending changes and demands for new housing being met (because so many great new homes are being built!)
For investors who are looking for long-term projects the market is still in great shape and duplexes are still high in demand.
The reason duplexes have been relatively untouched in this slowing market is that they provide some of the best value investment options – that is duplex plans and pricing structures are attainable for a large portion of the investment builder market. Plus, depending on the land ownership status of the investor, such as when the property is already owned by the investor, knocking down a single standalone dwelling to build multiple modern homes with cleverly thought out duplex house plans means stalling land values aren’t a deterrent – the investment value still increases with the build. This is because the opportunities for investment yield can be met through other avenues, such as renting, which is an area of the market that is still very strong.
So what is the cost to build a duplex?
The cost to build a duplex is reliant on many factors, which might include land size and slope. The condition of the land also plays a part – does it need clearing, substantial levelling or retaining walls built to prepare for most of the standard duplex home designs? Also finding a suitable builder that has the experience, access to quality cost-effective materials and has the local contacts to keep costs down can also dramatically affect the final duplex build costs. Council requirements may also contribute to the overall budget and this will be determined by the location of your proposed duplex plans.
But to give you a solid indication of pricing beyond those outlying factors Valley Homes has a very transparent and open approach to displaying duplex plans and pricing. Our website has ten complete duplex house plans, which include the starting or base-level cost to build a duplex in each particular design range.
Let’s take a closer look at our duplex floor plans and pricing
Myall duplex house designs: This is the starting point for many first-time investment builders due to its competitively set base price. But just because it is great value doesn’t mean it lacks any of the features the market demands. In fact, the Myall’s duplex house plans offer a three bedroom, two bathroom, and one car space design per unit, cleverly set out to require just over 130sqm per unit. So it’s easy to see why this one is popular.
Depending on overall plans and investment goals, and taking into consideration whether your rental or selling target market requires a higher level of inclusions, then the duplex floor plans best suited to your investment might require a slightly higher cost to build a duplex. This might be because there will be a need for larger sized rooms, more living space, high-end finishes and fittings, more levels, and/or more car spaces. Our Sands duplex floor plans and our Bay Breeze duplex floor plans have proven very popular for that slightly higher end of the investment builder market.
Which buyers and renters are drawn to duplex living?
Duplex home designs are more than just attractive investment options because of how they provide opportunities for increased equity, sometimes double the equity, without doubling the investment outlay. Duplex homes are unique in that they are relatively low-risk investments, can secure strong financial returns, all while boasting broad market appeal; empty nesters, first-homebuyers, retirees and families are all drawn to the benefits of duplex designs. Plus, all of the categories listed above are drawn to duplexes as both renters and buyers – highlighting the strength duplex home designs have in today’s property market.
Finding the right builder for your investment
For a range of contemporary and competitive duplex plans and pricing Valley Homes is a Newcastle, Hunter Valley, Maitland and beyond duplex specialist. Our team of expert duplex designers and construction supervisors can build highly desirable duplexes starting at very cost-effective base prices and we are excited to discuss specific land requirements, council regulations and ideal duplex floor plans to set in motion any savvy investor’s duplex investment goals. Valley Homes can manage as much or as little of the planning process as necessary. Getting in touch is easy, simply call us on 02 49341400 or email us at sales@valleyhomes.com.au
Duplex inspiration from our gallery - SEE MORE
RELATED DUPLEX ARTICLES
Liveable lovable homes for your retirement: duplexes and dual occupancy
Duplexes are built for Hunter Valley investors
Building a duplex: the upsides to downsizing
MULTI-UNIT DEVELOPMENTS – ON THE RISE AS NEWCASTLE EXPANDS
Newcastle region has seen steady growth for some time with many people attracted to the lifestyle opportunities, growing local business sector, easy access to Sydney businesses, close proximity to the Hunter Valley wine region, as well as being home to the University of Newcastle. The families, professionals, businesses, and students choosing to call the region home have been instrumental in the subsequent increase in medium density housing demands and the building boom, which investors and developers are actively capitalising on.
Newcastle’s current building landscape consists of a mix of high-rise office blocks, high-density living options, medium density multi-unit housing developments, plus infrastructure projects. Our Sales Manager, Kaye Purdon, recently reflected on the changing face of the city and its surrounds, “Newcastle City is booming with the development of Newcastle wharf, the light rail and nature corridor, and University of Newcastle City Campus ‘NewSpace’ opening earlier this year. Multiple cranes dot the skyline at any one time and a combination of high and medium density housing options are providing home buyers a great array of building and purchasing options.”
One of the most exciting attributes of this increase in development investment is that the boom extends beyond the city centre. Areas around Newcastle are also benefitting. Many multi-unit developments in the surrounding suburbs of the University of Newcastle’s Callaghan campus, namely Birmingham Gardens, Jesmond and Wallsend, are providing more affordable multi-unit options with great rental opportunities for University students, as well as young professionals wanting affordable housing with the aim to commute into the city centre. Plus, Lake Macquarie is also undergoing great change. The building boom is definitely widespread across the region.
Multi-unit developments are also now more frequently built in areas traditionally associated with free-standing homes – a trend which is opening up new opportunities for investors, developers, builders, as well as home owners. Valley Homes has recently worked on projects in Jesmond, Warners Bay and Maitland, as well as substantial multi-housing estates, including Thornton’s Wirraway Estate (Defence Housing). This shift in the building and housing market is in direct response to the need for more affordable housing developments in regional areas, particularly as land is at a premium. It’s a part of the Valley Homes’ service that we really pride ourselves on: contributing to providing affordable housing to the Newcastle region.
Many of the multi-unit projects Valley Homes has built are for repeat clients. As Contract Manager, Jane Craig, agreed schedules, budgets and scope of works are the cornerstone of maintaining strong client relationships that keep clients coming back for more.
For example, a solid client relationship was established with ABL Property on the Jesmond multi-unit development, which featured 16 single-storey villas and four two-bedroom double-storey townhouses. “We delivered the end product well within the contract period to ensure the client was able to meet their scheduled handover and settlement of the properties to the purchaser of the development. This meant working extremely closely with the developer during the end stage of construction, including meeting all requirements of the certification and issuing of the Occupation Certificate and going above and beyond on delivery.”
Beyond the successful outcome of this recent Jesmond development, Valley Homes has built hundreds of affordable medium-density homes all across the Newcastle region. Recently Valley Homes completed a 25-unit affordable housing project for the Catholic Diocese of Newcastle/Maitland in Mount Hutton, we are up to Stage 4 (totalling 130 dwellings) for a Defence Housing project at Thornton, and several multi-unit developments in Wallsend and Birmingham Gardens. We will also commence construction later this year on an 8-unit development in East Maitland.
Our team has delivered many diverse and contemporary multi-unit builds – up to 130 in a single project – and we pride ourselves on the fact that the finished homes have great appeal and character, are built to the highest building standards, while capitalising on smart material choices and streamlined procedures. Single-storey villas and double-storey townhouses are our most popular building options, however the finished design comes down to the unique site affordances, council regulations, as well as the developer’s budget and investment goals.
Looking for a multi-unit developer? Get in touch today
Need ideas? Browse our Gallery of recent developments
Our team of multi-unit development specialists are happy to discuss any upcoming projects, design trends, affordable building options, as well as budgets and timeframes to give any prospective multi-unit developer all of the information they need to make an informed choice – contact us at sales@valleyhomes.com.au or phone 02 4934 1400.
Recent articles:
BUILDING 1 HOUSE A WEEK FOR DHA SPECIAL HOUSING PROJECT – WIRRAWAY ESTATE, THORNTON
HOW WE KEEP OUR CLIENTS COMING BACK FOR MORE
AFFORDABLE ARCHITECTURE
Google ‘affordable architecture’ and most of the results are blogs and articles featuring shipping containers, tiny living trends and pre-fabricated house designs. It’s all a little off-beat and quirky, which of course can be beautiful and inspirational, but maybe that isn’t what you had in mind? If your idea of a budget-friendly architectural build is moreover a unique, generous, and luxurious home built to a conservative or set budget, and doesn’t include retro-fitting a shipping container, squeezing your family into a jazzed-up caravan or building ‘just another pre-fab kit-home’ – then read on…
Firstly, the ‘not-quite-right’ Google results mentioned above probably occurred because the words ‘affordable’ and ‘architecture’ traditionally are not close allies. Especially as the word architecture historically aligns more closely with ‘expensive’. Fortunately however, this isn’t the case anymore. Modern architects have the skills to design a dream home filled with creative solutions and architectural features, all for a reasonable price.
Achieving such a house is simply a case of knowing:
- where to splurge and where to pull-back,
- who to talk to regarding house designs, and
- which builder can bring your dream home to life.
To help you out, we’ve covered all three…
1. Keeping your architectural design on budget
- Keep your floor plan as simple as possible. Open floor plans are on-trend and require less walls and internal infrastructure. This means you get a modern floor plan with an increase sense of space, while your building costs are reduced due to less materials and structural requirements.
- Standard sizes save you money. When working with your architect try and stick to standard sized elements where possible. Oversized doors, windows, gables, etc. mean that they have to be custom made, can’t be bought in bulk, and generally cost more.
- Luxury comes in all sizes. Ask yourself, and be honest, “How many rooms do we really need?” By sticking to the size you actually need you will be able to spend more on quality design details, feature areas, be more eco-friendly, and even allow for impressive outdoor zones.
- Strategic features. Architectural design must include unique features that reflect your lifestyle and personality, however if you are conscious to keep your build ‘affordable’ then exercise a little restraint and save your architectural features for key spaces only. High use or entertainment spaces tend to be the most popular areas to maximise architectural
- Durable materials over fussy or flashy trends. If you are investing your time and money to build an architecturally designed home, chances are you intend to live in it for many years to come. So keep your ongoing maintenance costs down by choosing smart from the outset. Hardwearing stone and natural wood timbers etc., tend to have great longevity.
2. Working with local Architects
There are many highly regarded and talented architects working in the Newcastle and Hunter regions. This is great news for home builders, however it can feel a little overwhelming. After all, architectural builds can be a highly personal experience, especially for those who are investing a lot of their time and energy into the project.
In addition to credentials and registration details, what you want to find out from prospective architects is: Do they ‘get you’? Do they respect your opinions and ideas? And can they work within your budget? If you can answer ‘yes!’ to all three, then you are in good shape.
Personal recommendations for local architects is many home builder’s preferred method of finding a suitable person. However, if personal recommendations from family, friends or colleagues isn’t possible, we recommend starting at sites such as Houzz.com.au, Local Search, Yellow Pages, and of course, Google.
Local media features, such as the Newcastle Herald’s Homes of the Hunter, are also a great source of home inspiration, as well as handy to find out the names of local architects. Another helpful tip is to keep an eye out for local developments which interest to you. Most development sites provide contact details for the builder and architect involved. This can be particularly useful to see how the design takes shape and what features work.
3. Building your plans with Valley Homes
Our team is uniquely positioned to build a variety of options, from acreages to duplexes. We can build plans provided by an external architect and we also have a suite of pre-designed floor plans to choose from, as well as a custom home design option that engages our in-house draftsman. All of this means flexibility and freedom to choose the best option for your plot, budget, and lifestyle.
To talk all things architectural and affordable, our team can be contacted on 02 4934 1400 or send a message here
ACREAGES FOR MODERN FAMILIES
Family living in the country, on the outskirts of the suburbs, or even on a rare block of land in the inner city is truly something special in an acreage home.
There are many positive advantages to choosing to build an acreage and one of them is breathing space. Yes, acreage builds give you and your family space to breathe as you grow as a family together. They provide relaxing spaces for when you want to read a good book or escape the daily mayhem that is family life. On the flipside, acreages also have ample space to invite everyone you know and love over to your home, to join you and your family for dinner and drinks. Acreages are a home that provide the best of both worlds – a retreat and an entertainer’s paradise in one beautifully appointed, luxury development.
Acreage home designs can be built anywhere, just as long as the block can accommodate it. However, without doubt the Hunter Valley is a popular choice for home builders in the Newcastle region. The popularity of the Hunter is due to a number of reasons, including rural lifestyle, competitive block prices, land availability, and great access to family-friendly facilities, including quality schools and modern recreational centres.
In fact, beautiful, often private and quite expansive blocks are sometimes available in the Hunter Valley for the same price of a small apartment in an inner city block…so when it comes to family life it is easy to see the drawcard. Plus, an acreage gives you the option to enjoy a large outdoor entertaining space that is all yours. You may have that in an apartment, but it is often a communal space. Or on a regular size block of land the outdoor areas are increasingly small due to limited land availability.
How about a gourmet kitchen with butler’s pantry? When space is at an absolute premium, as in an apartment or a home built on a standard-size block, gourmet kitchens may be a standard inclusion, but a butler’s pantry is rare. In acreage home plans a butler’s pantry is the norm. You see luxury is never compromised due to space when it comes to modern acreage homes.
And then there is parking…
One parking space is fairly standard, but two parking spaces is mostly unheard of in an apartment, unless you are building a penthouse or upper level home. Most regular blocks for stand-alone homes allow for off-street parking and a garage for two cars, sometimes more. But in a standard acreage build, home owners and developers can opt for a triple garage with added workshop – and of course on street parking is free for any of your guests. No pesky meters.
Plus, in an acreage build you have so much more freedom to build your home the way you want to build it. Such as choose the view you want to incorporate, or decide whether it is morning or evening sun that you want to make the most of. You are not restricted to a set spot for the front door or where the plumbing needs to connect to your kitchen, like you would have to adhere to in an apartment. You also don’t need to worry about neighbouring homes blocking your sun or restricting your view like you do in built-up suburbs. And as for growing families, you may even want to build stables for a horse or even a rehearsal studio for band practice, all you need to do is customise the already expansive floor plans.
In addition, the concept of breathing space mentioned earlier also applies to the land surrounding your home, not just the space within it. Many modern acreage home builders choose to allow the landscape to be an extension of their living space, while also being a tool for privacy. That is, the acreage doesn’t take up the entire footprint of the block of land and the surrounding outdoor space adds to the property’s appeal.
Of course, in addition to the features already mentioned, there are many more benefits to choosing to build an acreage on your block of land, such as luxurious ensuites and family bathrooms, generous bedrooms, study nooks and offices, comfortably sized living and entertaining zones, and storage, storage, storage.
Here at Valley Homes we have six modern floor plans that are fully customisable and packed full of clever and contemporary features, which our team is only too happy to discuss with you. So please, if you’re interested in giving your family room to grow, while being able to relax and entertain, you might be interested in knowing about our range of house designs for acreages. We can also discuss the average acreage house prices and costs, as well as show you some of our previous projects. Simply call 02 4934 1400 or drop us a line today.
Ready to build your dream acreage home? Get in touch today
Need ideas? Browse our Acreage Designs
BUYING A BLOCK OF LAND – 5 TIPS TO KEEP YOUR BUILD ON BUDGET
When the finances are lined-up and the development or suburb has been decided upon: next step is securing the all-important block of land. And while that may sound simple, it can be anything but. There are many factors to consider – some may cost you more than you bargained for and others will be simple if you have all the facts from the outset. To help you get the best out of your development build we’ve put together some tips to make buying your block of land a breeze.
Tip 1. Have your home plans in mind before you buy
This may sound obvious, but before you do anything as drastic as buying a block of land first draw up a rough plan of what your new home will include. It doesn’t need to be architecturally accurate or even look like a house, it just needs to give you an indication of house size – which translates to how big your property needs to ideally be. That is, if you want four bedrooms, two living areas, two bathrooms, a double garage, galley kitchen, in-ground pool and veggie patch – then you need to narrow down your search to only include suitable blocks and will avoid you having to compromise on your custom home designs down the track.
Tip 2. Sloping blocks can be costly – but can also reward
Buying into a new development will often present a variety of options regarding whether the property has a slope or not, as well as the direction the slope falls – and the blocks with slopes on them are often much cheaper than their flat neighbours at the other end of the street. If you are budget conscious, and who isn’t, then there is an important thing to note. While the initial block of land may be cheaper to purchase, sloping block builds are frequently more expensive than non-sloping builds. Site costs can be larger, foundations may need specialised engineering and home designs will need to be customised to work with the block. However, depending on the slope orientation, sloping blocks can also offer the opportunity for views, better access to natural solar, or even clever integration of cross breezes. It often is the case that in more established suburbs sloping blocks actually tend to attract higher resale prices.
Tip 3. Get the dirt on your soil
If your soil is reactive then this means it has an increased chance of moving. The movement is usually due to either increases or decreases in moisture, but essentially it will determine the type of sub-floor you will require and how deep the footings will need to go. Also, if your property was previously part of an industrial plant or something similar, ensure the soil has been tested for chemical levels and is safe for residential builds as this may be very costly to rectify. Also, if you are buying a block of land that has large rocks and/or established trees then understand your home design may end up having to work around them, or alternatively you might be up for some hefty removal fees and council permits to clear the land.
Tip 4. Narrow blocks can be a challenge
There have been some amazing homes built on narrow blocks and there are many innovative technologies designed to maximise your sense of space in smaller or narrower homes. However, whenever the words ‘innovative technologies’ appear in relation to new home builds it generally isn’t followed by ‘inexpensive’. Narrow blocks can be a design challenge, which can translate into increased costs. Plus, if the blocks are also for sale on either side of your chosen property and they are also narrow blocks then the chances of the new owners building upper levels to maximise floor space might mean your natural light will be reduced. It can also mean you will have to be comfortable being very close to your neighbours.
Tip 5. Know your neighbourhood’s fire and flood risk
A new home that backs onto pristine bushland might sound idyllic, but before you hand over your life savings it pays to understand how being close to bushland areas impact on your building costs. If your house is within 100 metres of bushland your block of land will need to have a Bushfire Attack Level (BAL) that your builder will have to comply with. Often requiring more expensive materials. Also, you need to know if your block is below flood level. If it is in a 1:100 flood prone area your custom home design may also need to be altered. Plus, if there is a fire or flood on your property and then you wish to sell at a later date, this can affect your final sale figure. Not to mention the increased insurance premiums you will be paying in the meantime.
And that’s our top 5 consideration on purchasing properties…
Hopefully with these things in mind you are now feeling more confident to secure your unique block of land – and after you have done that we’d love you to come and speak to our team of custom home design specialists to maximise your property’s shape, aspect, and potential.
Interested to find out more? Get in touch today
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VALLEY HOMES’ WHS MANAGEMENT SYSTEM IS A WINNER!
Adequate Workplace Health and Safety (WHS) is crucial to the health and well-being to our entire team, as well as our contractors, suppliers and clients. Which is why we are thrilled with our recent win at the 2018 Hunter Safety Awards taking out Best WHS Management System (SME).
We believe our win is due to a culmination of experience, team work, innovative thinking, and stringent health and safety practices – and we couldn’t have done it without our WHS manager, Nathan Ford. Here’s what Nathan had to say when we chatted to him about what the win means to Valley Homes and how it was achieved:
What does it mean to Valley Homes to have won this Hunter Safety Award?
Over the years we have worked hard to improve our WHS standards and now being recognised for that work is a huge achievement. It truly is a great pat on the back for the team, particularly as it is such a competitive category and it was our first time entering the award.
As a Hunter Valley business and valued local employer what are the benefits for participating in awards such as the Hunter Safety Awards?
The benefits are huge! We get to do interviews like this…we get to dress up, go out with the team, have fun, and celebrate quite a serious part of our industry. We are also recognised by our peers from across the industry and so the team benefits from a shot of moral; we hope our clients recognise the effort too.
How did this particular winning WHS Management System design come about?
Through a need to provide one of our major clients with stringent WHS site management and reporting, we developed a system that ended up exceeding the client’s expectations, as well as being easily adapted to suit our overall WHS strategy. Specific needs on site were addressed and became part of our standard WHS model.
The particular site that this winning WHS management system was developed for required special attention to the risks and treatment of extreme weather (high wind). The safety officer and site team developed the risk assessment and methods of measurement to allow accurate reporting to the client with regards to safety whilst working at heights.
Why do you think Valley Homes’ WHS Management System stood out to award judges?
About two years ago Valley Homes’ safety manager found a hole in the current rules and regulations that previously had not been addressed and so we developed a policy about Extreme weather in the construction sector. Also, after progressing to the finalist category we were interviewed on site so that judges could see, firsthand, how Valley Homes conduct their everyday processes and how the WHS Management System was implemented.
What steps go into the implementation of WHS Management Systems?
At the beginning of each project the WHS officer completes site specific inductions, risk assessments and prepares relevant Safe Work Method Statements (SWMS) and documentation. The supervisors are a part of this process and are instrumental in instilling a real WHS focus on site, particularly in relation to engaging with the wider trade base. Fortnightly reviews with the supervisor team is a large part of keeping a solid WHS culture.
Why is WHS so important to the Valley Homes team?
Safety is part of everyone’s day-to-day life. Valley Homes recognises this and actively embraces a ‘Work Safe, Home Safe’ mentality. Valley Homes is not just a building company, we are a family that looks after each other trade by trade. The relationships we have built over the years with subcontractors and trades have meant that all businesses now associated with Valley Homes know that safety is a huge part of our business ethos and they embrace it as much as we do.
Does Valley Homes have a good workplace safety record?
Valley Homes has had a very good safety record where in the last four years we have had one accident by a subcontractor, which was minor, and one near miss. The subcontractors that work alongside Valley Homes are very well informed with all safety rules and laws in NSW in the construction industry.
You can work with our award-winning team
If you are a Hunter Valley local looking to work with Valley Homes in any capacity, be it as a client or contractor, you can be assured the WHS and occupational safety strategies are in place to keep all parties safe, whenever you’re on site. Our incredible team will make sure of it.