Builders are constantly looking for their next project to maintain a steady workflow for their employees and contractors alike. With that said, what becomes even more attractive are sites that are ready to go. This is why an approved DA can ask a premium price as you are effectively saving both time and holding costs for the builder.
Securing a DA can be a lucrative way to make money from a site without doing any of the heavy lifting. This can also be done with minimal cash outlay using creative instruments such as options.
You can even acquire the property with minimal outlay using creative instruments such as options and leasing.
When you subdivide one property into many you can add significant value in the process.
You then have the option to hold the lots and wait for more uplift, build on the vacant lots and/or sell one of the properties to pay down your debt and increase your equity and rental yields.
This approach is simple and low risk when you understand the process and what to look out for.
Residential unit development has a potentially lower financial requirement compared to commercial, industrial or retail development.
A common practice of residential unit developers is to retain units in the development upon completion, after all debts have been repaid to creditors as opposed to realising a cash profit payout. This serves to build their property portfolio and their wealth.
You can repeat this process to acquire several millions worth of property and hundreds of thousands in positive cash flow to effectively retire on from rental income should this be a strategy you choose to generate income.
Location: WOOLOOWIN AVENUE, QLD
Purchase Price: $980,000
Strategy: Lynn’s strategy was to keep the main property and build two townhouses at the back of the lot using prefab concrete panels.
Result: Once the townhouses have been installed, Lynn plans to sell all three properties, with the original property expected to sell for $1.2 million and the two townhouses expected to sell for $1.9 million together.
Lynn then expects to walk away with a profit of $588,658 once all three properties are sold.
Location: RACEVIEW, QLD
Purchase Price: $1,250,000
Strategy: Anita bought this large property with the intentions of renovating the existing house on the land as well as subdividing the remaining land.
Result: Anita expects to sell the renovated property and subdivided land for $4.98 million, which will give her profits of $1.4 million after expenses.
Location: BROULEE, NSW
Purchase Price: $600,000
Strategy: Danny plans to knock down the existing 2-bedroom property and install two dual-occupancy properties on the land.
Result: Danny expects to sell all of the newly-developed properties for a total of $1.7 million, giving him a projected profit of $281,500.
Location: KARALEE, QLD
Purchase Price: $920,000
Strategy: Sally plans to do some simple cosmetic uplifts on the property, including a paint job, new carpeting, installing an air conditioner, and some new light fitting. The land will then be subdivided into three separate lots with a shared access road to be built.
Result: The renovated property and all three lots are expected to sell for $1.5 million, giving Sally a tidy profit of $188K on her first deal.
Location: CHERMSIDE, QLD
Purchase Price: $815,000
Strategy: Karine purchased two properties with plans to subdivide the land into three lots. Karine plans to sell one lot, and develop 8 three-story townhouses on the additional lot. The third level of each townhouse is expected to get ocean views.
Result: Karine purchased the properties for $1.52 million, and expects to sell all of the properties for a total of $5.54 million. After expenses and construction costs, this will yield Karine a conservative estimate of $997,000.
Location: CROYDON, NSW
Purchase Price: $1,685,000
Strategy: Su Sen plans to demolish the purchased property and develop 6 townhouses on the land, with a shared driveway.
Result: Su Sen expects the properties to sell for a total of $5.58 million, which will give her a profit of $514,000.
Location: REDLAND BAY, QLD
Purchase Price: $2,727,000
Strategy: Gary planned to demolish the property and realign the boundaries of the existing 3 separate lots.
Result: Gary has demolished the property and removed the trees surrounding it and moved the boundaries. He expects to net $1.2 million in profits after expenses over just three months.
Location: CLEVELAND, QLD
Purchase Price: $1,095,000
Strategy: After purchasing the property, Gary will begin the process of a DA Uplift, either selling for a smaller amount over the immediate future, or a larger amount if Gary begins the demolition process on the property.
Result: If Gary goes through with the demolition, he is looking to net $749,000 after expenses.
Location: KURRI KURRI, NSW
Purchase Price: $286,000
Strategy: The initial plan was to renovate the existing home and sell but because of the size of the land, Kay recognised an opportunity to subdivide the property and develop another house on it for additional profits.
Result: The land was subdivided and a prefab house was installed on the corner of the property. Kay then sold the initial house for $410,000 and the newly built home for $422,000, which yielded her a profit of $117,000.
Location: ABERDARE, NSW
Purchase Price: $360,000
Strategy: The owner subdivided the land to be able to build a house behind the back to be leased out, whilst renovating the existing home to be sold.
Result: The existing house was sold for $80,000 in profit and the new house was kept and leased out for $450 p/w in rental cash flow.
Purchase Price: $286K
Strategy: DGI Graduate bought derelict hail damaged house with asbestos on sub-divisible block. To subdivide, the DA requirement for Dual Occupancy was to build on the subdivided block – i.e. she could not subdivide the block to sell as vacant land.
Result: She renovated the derelict house and moved into it so she is close to project of building on the back block. She will sell reno’d house for $400K and build the other one for $450K, looking at a projected profit of $170K.
Location: KURRI KURRI, NSW
Purchase Price: $185,000
Strategy: Kay was approached by a neighbour after a recent renovation to see if she would help to renovate a dilapidated property for her neighbour.
Result: Kay helped to style one of the houses on the block, and renovate the dilapidated house for $108,000, which was then sold for $127,000 in profits to be split 50/50 with the owner of the property.
Location: WYNNUM, QUEENSLAND
Purchase Price: $810,000
Strategy: The land had a wide frontage where two modern, high-end townhouses could be built side-by-side to take advantage of the view from the bay nearby.
Result: This Wynnum deal was found by researching through RP Data and will sell for roughly $1,000,000 per townhouse, yielding roughly $193,000 in profit.
Location: GREENFIELD, VICTORIA
Purchase Price: $250,000
Strategy: DGI Graduate, Dan bought a vacant block of land for $250,000
Result: After subdividing and constructing 18 new homes, Dan is looking to make a potential profit of $1.2 million.
Location – ROSEBUD, VICTORIA
Purchase Price: $500,000
Strategy: DGI Graduate, Andrew bought a $500,000 property in the beachside suburb of Rosebud, Victoria and decided to renovate the existing house at the front & do a 1:2 land subdivision.
Result: After subdividing the existing land and constructing a new home in the backyard and renovating the existing house, Andrew projects he will make a potential profit of $250,000.
Location – MALENY, QUEENSLAND
Purchase Price: $500,000
Strategy: After taking a look at the Maleny property, Ursula quickly realized she could fit three townhouses at the back of the property, as well as renovating the existing property.
Result: Ursula expects to sell the renovated existing home for $650,000 and the three new townhouses for $675,000 each, returning her a healthy $375,000 in profit.
Location: GOLD COAST, QUEENSLAND
Purchase Price: 1.08M
Strategy: DGI Graduate, Mat bought a beachfront COVID property at a $100,000 discount during the pandemic.
Result: Mat’s vision is to develop the site into a triplex and make a potential profit of $600,000.
Purchase Price: $760K
Strategy: House is pre-war so cannot be moved. Owners are converting the house into 2 townhouses and building 3 more townhouses on the back of the block. They have a DA and are doing the whole development.
Result: The owners are looking for a project profit of $333,302.
Location: Goodna, Queensland
Purchase Price: $320,000
Strategy: Leeroy intended to renovate existing house and subdivide the land at the back of the property to have an house built and sold.
Result: Leeroy and his wife renovated and kept the front property and subdivided the land at the back. Leeroy then sold the newly subdivided land for $200,000, and is leasing out the renovated property for $355 per week.
Location: HARKNESS, VICTORIA
Purchase Price: $412,000
Strategy: This large, 966m² piece of land will be subdivided into three separate blocks, upon which three townhouses will be built and sold.
Result: Annia expects each townhouse to sell for roughly $500,000 with a total projected profit of $286,000.
Location: BALLARAT, VICTORIA
Purchase Price: $330,000
Strategy: With dual street entry to this 100-year-old off-market property, Joe and Viki knew the property would be perfect for a subdivision to be sold as a renovated home and a vacant block of land.
Result: The land was subdivided and the existing 100-year-old cottage was renovated, both of which are now expected to yield Joe and Viki a combined profit of $270,000.
Location: GRANDE, PORT MELBOURNE
Purchase Price: $1,000,000
Strategy: After purchasing the property sight unseen, Adam & Mandy have planned to renovate the existing the house and subdivide a block on either side of the property for additional profits.
Result: Adam & Mandy expect to generate a profit of $194,000 after renovating the existing house and subdividing the land.
Location: ROYSTON PARK, SOUTH AUSTRALIA
Purchase Price: $780,000
Strategy: Vanessa’s initial intention was to live on this property but after giving it some thought, she eventually decided to continue developing for ongoing profits.
Result: The existing home was knocked down and rebuilt, which made Vanessa eligible for a $25k government builders grant during COVID-19 and yielding her a healthy projected profit of $344,000.
Location: FLAGSTAFF, SOUTH AUSTRALIA
Purchase Price: $501,000
Strategy: The owner was after a quick sale, so DGI Graduate Karen pitched $1000 over the asking price, resulting in a $501,000 purchase. After recognising the house would need a $60,000 renovation, Karen saw that the real value was in a 1:2 land subdivision instead.
Result: A mortgage broker friend of Karen’s had a client seeking land in Flagstaff Hill so Karen was able to sell to this client for $630,000, making a profit of $45,500.
Location: South Australia
Purchase Price: $756K
Strategy: Strategy is to subdivide and build 5 Torrens title townhouses, 4 with single garage and 1 with double garage.
Result: Selling price for each of 5 units will be $540K-$560K and the double probably $580K. One presale sold for $555K .
Location – South Australia
Purchase Price: $1.46 Million
Strategy: The vendor bought elsewhere so an agent brought this deal to DGI Graduate Julie. She bought it $140K under market value(discount) by Joint venturing with DGI Graduate Phil. Originally 35 blocks were approved but Julie worked around the plan with the town planner to move a road to allow 36 blocks.
Result: Going to subdivide the whole lot and sell off as newly created vacant blocks of land. This is Julie first deal and forecasted profit is over a million.