250+Permits across Victoria! Architecture,Town Planning + Building Permit.
Free Site Assessment.Maximise your development!
Unlock the full potential of your property with expert dual occupancy and subdivision planning across Melbourne and regional Victoria.
With over 250 permits successfully managed, our founder — a Registered Planner and Associate of the Royal Australian Institute of Architects — provides end-to-end guidance, from concept design and town planning applications to building permits.
Whether you’re a first-time developer or an experienced investor, we deliver smart, compliant, and profitable outcomes tailored to your property’s unique potential.
Request practical advice upfront to make your project both achievable and high yield.
250+Permits across Victoria! Design,Town Planning + Building Permit.
Free Site Assessment.Maximise your development!
Dual Occupancy Founder belongs to the peak institutions of the architecture and town planning profession. He managed hundreds of planning permits from most Councils across Melbourne. Invest in experience. Request yoiur Free site assessment.
Have you developed before? Let's get started on your project!
A luxury dual occupancy designed for well being. The discerning owners live in their dream 4 bedrooms duplex home and generate income from the smaller 3 bedroom unit next door!
A Hamptons style dual occupancy.The layout caters to downsizers as well as young families living in Covid times with Zoom room, home school and library. Plenty of storage for dry goods!
A luxury dual occupancy designed for two owners with no party walls. One will live there and the other will sell to an investor. Grand library and entertainers courtyards makes this a special duplex.
From First Home to Waterfront Success: Dual Occupancy & Strategic Development
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Swarup transformed his first home into a highly profitable dual occupancy, even with a heritage-listed tree on the property. Despite initial council opposition, the project succeeded and generated the capital to invest in his second home, which was later rezoned for apartments, unlocking significant value.
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He then acquired a 3,000 sqm waterfront site that had been undesired for decades due to restrictive zoning. Through two years of strategic negotiation with council — from GM down — and armed with engineering data and design expertise, he successfully rezoned the land for residential use, dramatically increasing its value.
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Owner-built using 6 m deep screw pile foundations, the cliff-edge home was engineered for durability and stability, accommodating soil movement while remaining rock-solid. The property later sold by the next owner for $5.7 million, demonstrating the power of strategic planning, design, engineering and development insight.
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Swarup thrives on combining innovative design, solid engineering, and expert town planning to deliver maximum value and profitable outcomes for developers and investors alike.
Dual occupancy success relies on good design, sound town planning knowledge and strategies and most important is proven experience in dual occ subdivisions.
One has to consider council's planning policies, the site zoning and overlays and neighbourhood character, amenities and vegetation to name some of the criteria council will consider when it comes to a planning permit or a planning refusal.
We work with all councils including
*While consulting to architects and property subdivision deveIopers, I managed over 250 planning permits for dual occupancy subdivisions + townhouses across Melbourne.
Benefit from that experience.
Request a Free Site Assessment!
I have a strong background in design and was trained by a Master Architect. I also developed my own projects including a highly profitable dual occupancy subdivision. Coupled that with being a Registered Planner gives me the competitive advantage over just town planners or architects or designers or drafts persons.
My practice-AuArchitecture/Swarup Dutta- is supported by a great team of Registered Building Practitioners, a Registered Architect, BIM technicians who use the latest software to document your dual occupancy or unit development project.
We partner all the other consultants required to take your dual occupancy project from design brief to building. Invest in our decades of experience.
We work across Melbourne and regional Victoria and I have interacted with every council across Greater Melbourne- from Dandenong to Macedon Ranges- from Stonnington to Casey, Brimbank, Moonee Valley and the list goes on!
Call me on 0448 170 132 or email your questions, development goals and a high level Free Site Assessments.
Dual Occupancy Subdivision workflow
This document outlines the typical workflow for a dual occupancy project, from initial concept to final completion. It covers the key stages, considerations, and potential challenges involved in developing two dwellings on a single property. This guide aims to provide a clear understanding of the process for homeowners, developers, and anyone interested in pursuing a dual occupancy project. 1. Initial Assessment and Feasibility Study The first step is to determine the feasibility of a dual occupancy project on your property. This involves: •Zoning Regulations: Research your local council's zoning regulations to understand the permitted uses, minimum lot size, setbacks, and other relevant requirements for dual occupancy developments. This is crucial as zoning laws vary significantly between municipalities. •Site Analysis: Conduct a thorough site analysis to assess the property's characteristics, including its size, shape, slope, orientation, existing structures, easements, and any potential environmental constraints (e.g., flood zones, bushfire prone areas). •Preliminary Design Concepts: Develop preliminary design concepts to explore different layout options and determine the potential size and configuration of the two dwellings. Consider factors such as privacy, access, and amenity. •Budget and Finance: Establish a realistic budget for the project, including design fees, council application fees, construction costs, and contingency funds. Explore financing options and secure pre-approval if necessary. •Engage Professionals: Consult with relevant professionals, such as town planners, designers and architects, surveyors, and builders, to obtain expert advice and guidance on the feasibility of your project. Potential Challenges: •Non-compliance with zoning regulations. •Site constraints that limit development potential. •Unexpected costs or budget overruns. 2. Design Development and Planning Approval Once you've determined the feasibility of the project, the next step is to develop detailed designs and obtain planning approval from the local council. This involves: •Detailed Design: Work with an architect or building designer to develop detailed architectural plans that meet all relevant building codes and regulations. The plans should include floor plans, elevations, site plans, and specifications. •Town Planning Application: Prepare and submit a town planning application to the local council, including all required documentation, such as architectural plans, site surveys, and supporting reports (e.g., traffic impact assessment, stormwater management plan). •Council Assessment: The council will assess your application against the relevant planning controls and may request additional information or modifications to the design. •Public Notification: In some cases, the council may be required to notify neighbours and the public about your application, providing them with an opportunity to provide feedback. •Planning Permit: If your application is approved, the council will issue a planning permit, which outlines the conditions of approval. Potential Challenges: •Delays in the planning approval process. •Objections from neighbors or the public. •Council requests for modifications to the design. •Conditions of approval that are difficult or costly to comply with. 3. Building Approval and Construction After obtaining planning approval, you'll need to obtain building approval before commencing construction. This involves: •Detailed Engineering Design: Engage a structural engineer to prepare detailed engineering designs for the foundations, framing, and other structural elements of the buildings. •Building Permit Application: Prepare and submit a building permit application to a building surveyor, including all required documentation, such as architectural plans, engineering designs, and energy efficiency reports. •Building Surveyor Assessment: The building surveyor will assess your application against the Building Code of Australia and other relevant standards. •Building Permit: If your application is approved, the building surveyor will issue a building permit, which authorizes you to commence construction. •Construction Phase: Engage a licensed builder to construct the dual occupancy dwellings according to the approved plans and specifications. Ensure that the builder has appropriate insurance and licenses. •Inspections: The building surveyor will conduct regular inspections during the construction phase to ensure compliance with the building permit and relevant standards. Potential Challenges: •Delays in obtaining building approval. •Construction delays due to weather, material shortages, or other unforeseen circumstances. •Defects or non-compliance issues identified during inspections. •Disputes with the builder. 4. Subdivision or Strata Titling Once construction is complete, you'll need to subdivide the property or create a strata title to legally separate the two dwellings. This involves: •Surveying: Engage a licensed surveyor to prepare a plan of subdivision or strata plan. •Council Approval: Submit the plan of subdivision or strata plan to the local council for approval. •Registration: Register the approved plan with the relevant land titles office to create separate titles for each dwelling. Potential Challenges: •Delays in obtaining council approval for the subdivision or strata plan. •Disputes with neighbors regarding boundary lines or easements. •Costs associated with surveying and registration. 5. Completion and Occupancy The final step is to obtain occupancy permits for each dwelling and prepare them for occupancy. This involves: •Final Inspections: Conduct final inspections to ensure that all work has been completed to a satisfactory standard. •Occupancy Permits: Obtain occupancy permits from the building surveyor, certifying that the dwellings are safe and habitable. •Handover: Handover the dwellings to the owners or tenants. Potential Challenges: •Delays in obtaining occupancy permits. •Outstanding defects or incomplete work. By following this workflow and carefully considering the potential challenges, you can increase your chances of a successful dual occupancy project. Remember to engage qualified professionals and seek expert advice throughout the process. Dual Occupancy Workflow This document outlines the typical workflow for a dual occupancy project, from initial concept to final completion. It covers the key stages, considerations, and potential challenges involved in developing two dwellings on a single property. This guide aims to provide a clear understanding of the process for homeowners, developers, and anyone interested in pursuing a dual occupancy project. 1. Initial Assessment and Feasibility Study The first step is to determine the feasibility of a dual occupancy project on your property. This involves: •Zoning Regulations: Research your local council's zoning regulations to understand the permitted uses, minimum lot size, setbacks, and other relevant requirements for dual occupancy developments. This is crucial as zoning laws vary significantly between municipalities. •Site Analysis: Conduct a thorough site analysis to assess the property's characteristics, including its size, shape, slope, orientation, existing structures, easements, and any potential environmental constraints (e.g., flood zones, bushfire prone areas). •Preliminary Design Concepts: Develop preliminary design concepts to explore different layout options and determine the potential size and configuration of the two dwellings. Consider factors such as privacy, access, and amenity. •Budget and Finance: Establish a realistic budget for the project, including design fees, council application fees, construction costs, and contingency funds. Explore financing options and secure pre-approval if necessary. •Engage Professionals: Consult with relevant professionals, such as town planners, architects, surveyors, and builders, to obtain expert advice and guidance on the feasibility of your project. Potential Challenges: •Non-compliance with zoning regulations. •Site constraints that limit development potential. •Unexpected costs or budget overruns. 2. Design Development and Planning Approval Once you've determined the feasibility of the project, the next step is to develop detailed designs and obtain planning approval from the local council. This involves: •Detailed Design: Work with an architect or building designer to develop detailed architectural plans that meet all relevant building codes and regulations. The plans should include floor plans, elevations, site plans, and specifications. •Town Planning Application: Prepare and submit a town planning application to the local council, including all required documentation, such as architectural plans, site surveys, and supporting reports (e.g., traffic impact assessment, stormwater management plan). •Council Assessment: The council will assess your application against the relevant planning controls and may request additional information or modifications to the design. •Public Notification: In some cases, the council may be required to notify neighbors and the public about your application, providing them with an opportunity to provide feedback. •Planning Permit: If your application is approved, the council will issue a planning permit, which outlines the conditions of approval. Potential Challenges: •Delays in the planning approval process. •Objections from neighbors or the public. •Council requests for modifications to the design. •Conditions of approval that are difficult or costly to comply with. 3. Building Approval and Construction After obtaining planning approval, you'll need to obtain building approval before commencing construction. This involves: •Detailed Engineering Design: Engage a structural engineer to prepare detailed engineering designs for the foundations, framing, and other structural elements of the buildings. •Building Permit Application: Prepare and submit a building permit application to a building surveyor, including all required documentation, such as architectural plans, engineering designs, and energy efficiency reports. •Building Surveyor Assessment: The building surveyor will assess your application against the Building Code of Australia and other relevant standards. •Building Permit: If your application is approved, the building surveyor will issue a building permit, which authorizes you to commence construction. •Construction Phase: Engage a licensed builder to construct the dual occupancy dwellings according to the approved plans and specifications. Ensure that the builder has appropriate insurance and licenses. •Inspections: The building surveyor will conduct regular inspections during the construction phase to ensure compliance with the building permit and relevant standards. Potential Challenges: •Delays in obtaining building approval. •Construction delays due to weather, material shortages, or other unforeseen circumstances. •Defects or non-compliance issues identified during inspections. •Disputes with the builder. 4. Subdivision or Strata Titling Once construction is complete, you'll need to subdivide the property or create a strata title to legally separate the two dwellings. This involves: •Surveying: Engage a licensed surveyor to prepare a plan of subdivision or strata plan. •Council Approval: Submit the plan of subdivision or strata plan to the local council for approval. •Registration: Register the approved plan with the relevant land titles office to create separate titles for each dwelling. Potential Challenges: •Delays in obtaining council approval for the subdivision or strata plan. •Disputes with neighbors regarding boundary lines or easements. •Costs associated with surveying and registration. 5. Completion and Occupancy The final step is to obtain occupancy permits for each dwelling and prepare them for occupancy. This involves: •Final Inspections: Conduct final inspections to ensure that all work has been completed to a satisfactory standard. •Occupancy Permits: Obtain occupancy permits from the building surveyor, certifying that the dwellings are safe and habitable. •Handover: Handover the dwellings to the owners or tenants. Potential Challenges: •Delays in obtaining occupancy permits. •Outstanding defects or incomplete work. By following this workflow and carefully considering the potential challenges, you can increase your chances of a successful dual occupancy project. Remember to engage qualified professionals and seek expert advice throughout the process.
Building a Dual Occupancy: A Comprehensive Guide
This document provides a comprehensive overview of building a dual occupancy property, covering key considerations from initial planning and design to approvals, construction, and ongoing management. It aims to equip potential developers with the knowledge necessary to navigate the complexities of dual occupancy projects and maximize their investment potential. What is Dual Occupancy? Dual occupancy refers to two dwellings on a single lot of land. These dwellings can be attached (e.g., duplex) or detached (e.g., two separate houses). Dual occupancy developments are a popular way to increase housing density, generate rental income, or provide accommodation for extended family. Initial Considerations and Planning Before embarking on a dual occupancy project, careful planning is crucial. Here are some key factors to consider: •Zoning Regulations: The most important factor is whether your land is zoned for dual occupancy. Check with your local council to understand the specific zoning regulations and development controls that apply to your property. These regulations will dictate the permissible building envelope, setbacks, height restrictions, and other design parameters. •Site Assessment: Conduct a thorough site assessment to identify any potential challenges, such as soil conditions, drainage issues, easements, or existing infrastructure. This assessment will inform the design and construction process and help avoid costly surprises later on. •Budget and Finance: Develop a realistic budget that includes all costs associated with the project, such as design fees, council approvals, construction costs, landscaping, and contingency funds. Secure financing from a reputable lender who understands dual occupancy developments. •Market Research: Research the local rental market to determine the potential rental income for each dwelling. This will help you assess the financial viability of the project and make informed decisions about the design and features of the dwellings. •Design Brief: Create a detailed design brief that outlines your objectives for the project, including the target market, desired style, and specific features. This brief will guide the architect or building designer in creating a design that meets your needs and maximizes the potential of the site. Design and Approvals The design and approval process is a critical stage in dual occupancy development. •Engage Professionals: Engage experienced professionals, such as an architect or building designer, a town planner, and a surveyor. These professionals will help you navigate the complex regulations and ensure that your design complies with all relevant requirements. •Design Options: Explore different design options to determine the best layout for the site. Consider factors such as privacy, access, and orientation to maximize the comfort and amenity of each dwelling. •Council Approvals: Prepare and submit a development application (DA) to the local council. The DA will include detailed plans and specifications for the proposed development. The council will assess the application against the relevant planning regulations and may request further information or modifications. •Building Permit: Once the DA is approved, you will need to obtain a building permit before commencing construction. The building permit ensures that the construction work complies with the Building Code of Australia (BCA) and other relevant standards. Construction The construction phase requires careful management to ensure that the project is completed on time and within budget. •Engage a Builder: Select a reputable and experienced builder who has a proven track record of completing dual occupancy projects. Obtain multiple quotes and check references before making a decision. •Construction Contract: Enter into a comprehensive construction contract with the builder that clearly outlines the scope of work, payment schedule, and dispute resolution process. •Project Management: Monitor the construction progress closely and address any issues promptly. Maintain regular communication with the builder and other stakeholders. •Quality Control: Ensure that the construction work is carried out to a high standard and complies with all relevant building codes and regulations. Engage a building surveyor to conduct regular inspections and issue compliance certificates. Subdivision (Optional) Depending on your objectives, you may choose to subdivide the dual occupancy property into two separate titles. This will allow you to sell each dwelling individually. •Subdivision Approval: Obtain subdivision approval from the local council. The council will assess the proposed subdivision against the relevant planning regulations and may require certain conditions to be met. •Surveying and Legal: Engage a surveyor to prepare a subdivision plan and a solicitor to handle the legal aspects of the subdivision process. •Registration: Once the subdivision is approved, register the new titles with the land titles office. Ongoing Management After completion, ongoing management is essential to maximize the return on your investment. •Property Management: Engage a professional property manager to handle the day-to-day management of the properties, including tenant selection, rent collection, and maintenance. •Maintenance: Maintain the properties in good condition to attract and retain tenants. Conduct regular inspections and address any maintenance issues promptly. •Insurance: Ensure that the properties are adequately insured against fire, flood, and other risks. Common Pitfalls to Avoid •Ignoring Zoning Regulations: Failing to check zoning regulations before purchasing land can lead to costly delays and modifications. •Underestimating Costs: Underestimating the costs associated with the project can lead to financial difficulties. •Poor Design: Poor design can result in reduced rental income and difficulty attracting tenants. •Inadequate Project Management: Inadequate project management can lead to delays, cost overruns, and quality issues. •Selecting the Wrong Builder: Selecting an inexperienced or unreliable builder can lead to significant problems. Conclusion Building a dual occupancy property can be a rewarding investment, but it requires careful planning, execution, and ongoing management. By understanding the key considerations outlined in this guide, potential developers can increase their chances of success and maximize their return on investment. Remember to seek professional advice from experienced consultants throughout the process.
Dual Occupancy Subdivision Process: A Comprehensive Guide
This document provides a comprehensive overview of the dual occupancy subdivision process. It outlines the key steps involved, from initial planning and feasibility assessments to obtaining necessary permits and completing the subdivision. This guide aims to equip property owners and developers with the knowledge needed to navigate this process effectively and efficiently. 1. Initial Assessment and Feasibility Study Before embarking on a dual occupancy subdivision, a thorough initial assessment and feasibility study are crucial. This stage determines the viability of the project and identifies potential challenges. •Zoning Regulations: The first step is to verify that the property's zoning allows for dual occupancy and subdivision. Consult the local council's planning scheme to understand the specific zoning requirements, including minimum lot sizes, setbacks, and building height restrictions. •Site Analysis: Conduct a detailed site analysis to assess the property's physical characteristics. This includes evaluating the topography, soil conditions, drainage, existing vegetation, and any potential environmental constraints. •Utility Services: Determine the availability and capacity of essential utility services such as water, sewer, electricity, and gas. Check if existing infrastructure can adequately support the additional dwelling or if upgrades are required. •Overlays and Restrictions: Identify any overlays or restrictions that may affect the development, such as heritage overlays, flood zones, or bushfire-prone areas. These overlays can impose additional requirements or limitations on the subdivision. •Financial Feasibility: Prepare a preliminary budget to estimate the costs associated with the subdivision, including design fees, council fees, construction costs, utility upgrades, and legal expenses. Compare these costs against the potential market value of the subdivided lots to determine the project's financial viability. 2. Design and Planning Once the feasibility study confirms the project's viability, the next step is to develop detailed designs and plans. •Engage Professionals: Engage qualified professionals such as architects, building designers, surveyors, and town planners to assist with the design and planning process. Their expertise is essential for creating compliant and functional designs. •Concept Design: Develop a concept design that outlines the layout of the proposed dwellings, including their size, orientation, and relationship to each other and the surrounding environment. •Detailed Design: Refine the concept design into detailed architectural plans, including floor plans, elevations, and site plans. Ensure that the designs comply with all relevant building codes and regulations. •Surveying: Engage a licensed surveyor to conduct a detailed survey of the property. The survey will identify property boundaries, easements, and other relevant features. •Town Planning Report: A town planner will prepare a comprehensive town planning report that assesses the proposed development against the relevant planning policies and regulations. The report will address potential impacts on the surrounding area and propose mitigation measures. 3. Development Application With the designs and plans finalized, the next step is to lodge a development application (DA) with the local council. •Prepare Documentation: Compile all necessary documentation, including architectural plans, site plans, survey reports, town planning reports, and any other supporting information required by the council. •Lodge Application: Submit the DA to the council, along with the required application fee. •Council Assessment: The council will assess the DA, considering its compliance with planning regulations, potential impacts on the surrounding area, and any objections received from neighbours. •Request for Information (RFI): The council may issue an RFI, requesting additional information or clarification on certain aspects of the application. Respond to the RFI promptly and thoroughly. •Decision: The council will either approve, approve with conditions, or refuse the DA. If approved with conditions, carefully review the conditions and ensure that they can be met. 4. Building Approval After obtaining development approval, the next step is to obtain building approval (BA) for the construction of the new dwelling or any alterations to the existing dwelling. •Prepare Building Plans: Prepare detailed building plans that comply with the National Construction Code (NCC) and other relevant building regulations. •Engage a Building Surveyor: Engage a registered building surveyor to assess the building plans and issue a building permit. •Building Permit: The building surveyor will issue a building permit once they are satisfied that the plans comply with all relevant regulations. 5. Construction With the building permit in hand, construction can commence. •Engage a Builder: Engage a licensed builder to carry out the construction work. Ensure that the builder has experience with dual occupancy projects and a good track record. •Construction Phase: The builder will construct the new dwelling or carry out any necessary alterations to the existing dwelling, in accordance with the approved building plans and specifications. •Inspections: The building surveyor will conduct regular inspections throughout the construction process to ensure that the work is being carried out in accordance with the building permit and relevant regulations. •Completion: Once the construction is complete, the building surveyor will issue a certificate of occupancy, certifying that the building is safe and habitable. 6. Subdivision Application With the construction complete and the certificate of occupancy issued, the final step is to lodge a subdivision application with the local council. •Prepare Subdivision Plan: Engage a licensed surveyor to prepare a subdivision plan that accurately depicts the boundaries of the new lots. •Lodge Application: Submit the subdivision application to the council, along with the required application fee and supporting documentation. •Council Assessment: The council will assess the subdivision application, considering its compliance with planning regulations and any relevant conditions of the development approval. •Referrals: The council may refer the application to other agencies, such as utility companies, for their input. •Approval: The council will either approve or refuse the subdivision application. If approved, they will issue a plan of subdivision. 7. Registration of Title Once the plan of subdivision is approved, the final step is to register the new titles with the relevant land titles office. •Lodge Plan: Lodge the plan of subdivision with the land titles office, along with the required registration fee. •Registration: The land titles office will register the plan of subdivision and issue new titles for the subdivided lots. Conclusion The dual occupancy subdivision process can be complex and time-consuming, but with careful planning and the assistance of qualified professionals, it can be a rewarding investment. By understanding the key steps involved and complying with all relevant regulations, property owners and developers can successfully navigate this process and unlock the potential of their land.
Financial Feasibility of a Dual Occupancy Subdivision
This document explores the financial feasibility of undertaking a dual occupancy subdivision project. It outlines the key factors influencing profitability, including acquisition costs, development expenses, revenue projections, and potential risks. The analysis aims to provide a framework for assessing the viability of such projects and making informed investment decisions. 1. Introduction to Dual Occupancy Subdivisions Dual occupancy subdivisions involve dividing a single residential property into two separate dwellings, each with its own title. This can be achieved through various methods, such as building a duplex, constructing a second dwelling on an existing lot (granny flat), or renovating an existing house to create two self-contained units. The appeal of dual occupancy lies in its potential to generate multiple income streams, increase property value, and cater to diverse housing needs. 2. Key Factors Influencing Financial Feasibility Several factors significantly impact the financial viability of a dual occupancy subdivision. These include: 2.1. Acquisition Costs •Land Price: The cost of acquiring the property is a primary determinant of project feasibility. Higher land prices necessitate higher revenue projections to achieve acceptable returns. •Stamp Duty: Government taxes on property purchases can add a substantial cost to the initial investment. •Legal Fees: Costs associated with conveyancing, property searches, and legal advice should be factored in. 2.2. Development Expenses •Construction Costs: This encompasses all expenses related to building or renovating the dwellings, including materials, labor, permits, and professional fees (architect, engineer, surveyor). Construction costs can vary significantly depending on the design, materials used, and complexity of the project. •Council Fees and Charges: Local councils impose various fees for development approvals, building permits, and infrastructure contributions. These fees can vary widely depending on the location and the scope of the project. •Infrastructure Costs: Upgrading or extending existing infrastructure, such as water, sewer, and electricity connections, can incur significant costs. •Landscaping and Site Works: Costs associated with landscaping, fencing, driveways, and other site improvements should be included. •Financing Costs: Interest payments on loans used to finance the project can significantly impact profitability. •Contingency Fund: A contingency fund of 5-10% of total development costs is essential to cover unforeseen expenses. 2.3. Revenue Projections •Sale Price of Each Dwelling: Estimating the potential sale price of each dwelling is crucial. This requires thorough market research, including analyzing comparable sales in the area and considering factors such as location, size, features, and quality of construction. •Rental Income (if applicable): If the dwellings are to be rented out, projected rental income should be estimated based on market rents for similar properties in the area. 2.4. Other Costs •Holding Costs: These include rates, insurance, and other expenses incurred while the property is being developed. •Marketing and Sales Costs: Expenses associated with marketing the properties for sale or rent, such as advertising, real estate agent commissions, and staging costs. •Tax Implications: Capital gains tax (CGT) implications should be considered when selling the properties. 3. Financial Analysis Techniques Several financial analysis techniques can be used to assess the feasibility of a dual occupancy subdivision: •Cost-Benefit Analysis: This involves comparing the total costs of the project with the expected benefits (revenue). •Net Present Value (NPV): This calculates the present value of all future cash flows, discounted at a specified rate. A positive NPV indicates that the project is financially viable. •Internal Rate of Return (IRR): This is the discount rate that makes the NPV of all cash flows equal to zero. A higher IRR indicates a more profitable project. •Payback Period: This calculates the time it takes for the project to generate enough cash flow to recover the initial investment. •Sensitivity Analysis: This involves assessing the impact of changes in key variables (e.g., construction costs, sale prices) on the project's profitability. 4. Risk Assessment Dual occupancy subdivisions are subject to various risks that can impact their financial feasibility: •Market Risk: Changes in market conditions, such as fluctuations in property prices or rental rates, can affect revenue projections. •Construction Risk: Delays in construction, cost overruns, and unforeseen site conditions can increase development expenses. •Regulatory Risk: Changes in zoning regulations, building codes, or council policies can impact the project's feasibility. •Financing Risk: Changes in interest rates or difficulty securing financing can affect the project's profitability. •Sales Risk: Difficulty selling or renting the properties can delay revenue generation and increase holding costs. 5. Example Scenario Let's consider a simplified example: •Land Cost: $500,000 •Stamp Duty & Legal: $30,000 •Construction Cost: $400,000 •Council Fees: $20,000 •Other Costs: $50,000 •Total Project Cost: $1,000,000 •Estimated Sale Price per Dwelling: $600,000 •Total Revenue: $1,200,000 •Profit: $200,000 This simplified example shows a potential profit of $200,000. However, this does not account for financing costs, taxes, or potential risks. A more detailed financial analysis, including NPV, IRR, and sensitivity analysis, would be required to assess the project's true financial viability. 6. Conclusion Undertaking a dual occupancy subdivision can be a profitable venture, but it requires careful planning, thorough financial analysis, and a comprehensive risk assessment. By considering all relevant factors and utilizing appropriate financial analysis techniques, investors can make informed decisions and maximize their chances of success. It is highly recommended to consult with professionals such as financial advisors, property valuers, and builders to obtain expert advice and ensure the project's feasibility.
Construction Costs of a 3-Bedroom Dual Occupancy Dwelling in Victoria, Australia (2025)
This document provides a high level estimated breakdown of the construction costs for a 3-bedroom dual occupancy dwelling in Victoria, Australia, projected for the year 2025. It includes direct building costs, professional and statutory fees, infrastructure contributions, contingency allowances, and other potential expenses to provide a comprehensive overview of the financial considerations involved in such a project.
We work with all councils across Greater Melbourne and Regional Victoria
What is a dual occupancy property subdivision in Victoria?
A dual occupancy occurs when a planning permit is granted by your Victorian Council to build two dwellings on a block of land which can also be subdivided to create two individual lots of land.
A triple occupancy would allow three units- like three townhouses- and a three lot property subdivision.
What are the dual occupancy types in Victoria?
The most common type is the tandem where a new home is built in a backyard. Corner sites offer great opportunities for a dual occupancy subdivision. In the right area and council jurisdiction, a duplex could yield the largest homes.
Which Type of Dual Occupancy Development Will Work on Your Land?
Dual occupancy developments can take several forms, depending on your land’s size, depth, frontage, vehicle access, and local council planning requirements.
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Retain the Existing House:
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Build a new dwelling in the backyard or front yard.
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Ideal when the existing home is in good condition and provides value for you and lenders.
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Requires careful planning to ensure vehicle access, site orientation, and compliance with council regulations.
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Demolish & Rebuild:
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Construct two brand-new homes on the site.
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Tandem design: One dwelling behind the other.
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Duplex design: Side-by-side dwellings.
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Stacked duplex: One dwelling above the other (less common but innovative).
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In all scenarios, site access, frontage, depth, and orientation are critical. North-facing backyards are perfect for duplex-style developments.
Corner sites offer unique advantages, providing a strong street presence and enhancing the sense of address for both dwellings.
Next Steps
Contact us today to determine which type of dual occupancy development suits your land.
Curious about the key site criteria for dual occupancy blocks?
Read more about what to look for when assessing your property.
Steps to obtain a Town Planning Permit
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Step-by-Step Dual Occupancy Town Planning Process
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Successfully navigating a dual occupancy or townhouse planning application requires a structured approach. Here’s the process we follow to ensure compliance, efficiency, and maximised outcomes:
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Land Survey Preparation
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Conduct a detailed land survey showing levels, features, and boundaries (Finished Levels & Registered Survey).
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Preliminary Design
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Prepare an initial concept design for your dual occupancy project.
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Final Plans & Drawings
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Finalise all plans and prepare a comprehensive set of drawings for the planning application.
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Drawings typically include:
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Floor plans and elevations
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Roof plans and sections
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Shadow diagrams
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Site description plan
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Neighbourhood character study
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Town Planning Report
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Prepare a detailed planning report demonstrating compliance with local council requirements.
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Specialist Reports (if applicable)
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Obtain additional assessments such as traffic engineering, arborist, heritage, or sustainability reports.
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Lodgement with Council
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Submit all documentation to your local council and pay the applicable fees.
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Council usually responds within 28 days, requesting further information if required.
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Respond to Further Information Requests
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Submit any additional documents or modifications requested by council.
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Advertising Period & Objections
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Applications are publicly advertised. Residents may lodge objections if relevant.
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Council Decision
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Council approves or refuses the application.
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If refused, you have the right to appeal at VCAT.
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Permit Conditions
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Council issues conditions on the Town Planning Permit.
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Submit amended drawings addressing these conditions.
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Council issues stamped (endorsed) drawings, confirming planning compliance.
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Building Permit Stage
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With planning approval secured, the project moves to the Building Permit stage to commence construction.
Summary:
If keeping the existing house- make sure you can build a 3 metre wide driveway to the backyard where the second house will sit.
Have enough land in the backyard to provide mandatory open spaces ( think courtyard) in the backyard for both houses. These can range from 25sqm. to 80sqm. per dwelling.
Building Permit
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At Building Permit stage more detailed plans, elevations, sections, schedules are prepared
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Structural engineers design the building components
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Civil ( drainage) engineer designs the method of disposing all the rainwater collected from the roof and driveways
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Energy report specifies the methods to make the building comfortable and energy efficient to live in
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The Building Surveyor certifies the documents and issues a Building Permit
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A builder can quote and formally start the construction
Subdivide the land into 2 lots
Subdivision Permit Process for Dual Occupancy or Residential Development
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Once your Town Planning Permit is approved, you can apply for a subdivision permit with your local council. This can often be submitted at the same time as your planning application to streamline the process.
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Steps to Obtain a Subdivision Permit:
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Council Issues Subdivision Permit
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The council grants the permit with conditions, typically related to the connection of essential services to each lot.
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Common services include: sewer, power, water, NBN, gas, stormwater discharge, and drainage requirements.
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Service Connections
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Once all required services are connected and compliant, the council issues a Certificate of Compliance.
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Subdivision Plan Preparation
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A registered land surveyor prepares the subdivision plan in the format required by the council and the Titles Office.
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Lodgement at Titles Office
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The subdivision plan, along with the Certificate of Compliance, is lodged at the Titles Office.
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Applicable fees are paid to finalise the registration of new lots.
Town Planning drawings
Building Permit drawings
Council communication: Planning Application form, Request for Further Information, Planning Permit, Endorsed plans
Benefits of a Dual Occupancy
The typical dual occupancy development is the tandem style arrangement. When the existing house is retained in the dual occupancy development, one's capital is preserved because the asset purchased, that is the house on the land, is retained.
The house has value so think twice before you consider demolition!
The only time one should consider demolishing the house in a dual occupancy development is if the house is in very poor order or there has been significant growth in the value of the land.
The worst house on the best street is often a good candidate for a dual occupancy.
A dual occupancy equates to the land value being shared by two dwellings thereby reducing the land cost to half. If one was to succeed in retaining the original home and get planning permission to build two new homes in the backyard the cost of the land component is one third!
A dual occupancy allows one to:
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Utilise an unused backyard and become maintenance free
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Sell the newly created lot through the property subdivision and use that cash to pay down the mortgage or use it for any worthwhile purpose or investment
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If you decided to build the new dual occ home you could move into your brand new home and enjoy the new kitchen and bathrooms
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You could then sell the original home free of capital gains tax (check with your accountant first) or rent it out for some additional income
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Or you could sell both the homes or rent them out as investment properties which generate attractive depreciation benefits
In Australia- and in particular Melbourne and Sydney, there are suburbs where the value of the land outstrips the value of the actual house!
In most middle and outer suburbs the houses have great value as it generates rental income and is easier to finance by typical lenders.
For example, if the house is retained in the dual occupancy development, banks could lend 80-95% of the value of the property.
On the other hand, if the house was demolished, banks tend to lend only 65-70% of the value of the land as the house has been removed leaving the lender with land value only.
This preservation of capital- retaining the original home- in the eyes of the lender reduces the risk because if, for any reason, the development does not go ahead, the asset retains its value.
Even after the redevelopment, the value of the existing dwelling is by and large retained.
The existing dwelling also generates rental cash flow during the planning process and in some cases even when the development is underway. This cash flow cannot usually be generated from a vacant allotment.
Dual Occupancy Profitability
Dual occupancy developments are profitable because it maximises the land value.
One generates twice the value from the original house and land as two houses generate two rental incomes.
Even if you sold the existing house, chances are it will be free of capital gains tax which might pay off your mortgage, any debts or release cash to be used for other worthwhile ventures. Check this out with your accountant.
Very often, after the dual occupancy subdivision is completed, the original home is sold for almost the price one paid for the whole block of land with the house. The second house then becomes the cream.
Dual Occupancy Property
Dual Occupancy Site Selection
There is a myriad of things to consider when finding a suitable dual occupancy development site.
Some of these are listed below.
The cost of the site should result in acceptable development margins
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The site width should allow for two crossovers in the ideal scenario but many Councils in Melbourne are clamping down on this type of duplex developments
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The vehicle accessway to the backyard should be a minimum 3m in width and compliant to meet the now mandatory safety standards
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The site length and area should allow adequate north facing open space for recreation and landscaping
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The site should be close to infrastructure, schools, shops and transport
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The title should be clear of development restrictions and preferably without any easements
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All the essential services should be available onsite or in close proximity and run in the most advantageous position
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The site orientation should be perfect so that the amenities of neighbouring properties are not adversely affected
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The zoning of your land and it's associated Schedule should not be too restrictive
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The planning overlays on your land should not be too restrictive
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The site should be fairly level as sloping blocks may cost more to build. However sites with great views benefit from sloping land
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There should be little or no significant vegetation on the site and on abutting sites within say 5 m of the common boundaries
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A soil test should demonstrate the foundations will not require additional strengthening
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There should be no encroachments on your title boundary or by your property on adjoining allotments
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There should preferably be precedents for similar development in your neighbourhood
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There should be no planning overlays burden development
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Your local Council should encourage development to meet their housing stock forecast
Dual Occupancy Services
We deliver end to end property development solutions including:
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intelligent design and inhouse architecture
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effective town planning strategy
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inhouse town planning reports
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project feasibility
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land subdivisions
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manage town planning applications at all councils across Victoria
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building permit
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construction documentation
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co ordinate other consultants services, including engineering, energy report, soil report, traffic, arborist and others to get your project started. Read about our Specialist Services.
With over 250 planning permits personally managed by our Founder, why trust your project to inexperience?
Benefit from our knowledge.
How can you maximise the value from your land?
Can you subdivide, build a dual occupancy in your backyard or develop townhouses, a medical or childcare centre?
Contact Swarup direct for an obligation free, high level opinion.
Are you planning to develop your land or purchase one to develop into a dual occupancy or multi unit development and subdivision?
I can help you with your first project or if you developed before.
The services we offer are:
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Design Brief to Concept Design
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Site Assessment and feasibility
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Town Planning drawings and documentation
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Planning Scheme Report- Rescode included
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Manage the Application at your local council- respond to correspondence, attend meetings and amend designs as required
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Building Permit documentation
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Co ordination of consultants
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Marketing collateral
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Construction Cost Plan
Read our Capability Statement.
Can you dual occ your land or your backyard. Will Council allow you to subdivide? Are you thinking of a dual occupancy subdivision to build equity?
Contact me today on 0448 170 132 to discuss your development goals or complete the simple form below for your dual occupancy assessment. We treat all your information in absolute confidence like we have done for hundreds of others.
Dual Occupancy Course. Learn from our experience in development!
Dual Occupancy Subdivision
The most common form of subdivision is retaining the existing home and building a new dual occupancy home in the backyard ( or front yard in some instances) or on the side, in corner sites.
A Town Planning Application is often required for a second home on the block in typical suburban blocks across Victoria. The Application documents include a suite of plans, elevations and a planning report.
After Council's approval, you will need to satisfy the Planning Permit conditions, like connecting all the essential services to the backyard ( the new works), before you can register the new lot (s) with the Land Titles Office.
In some instances, some Council's will enter into a Section 173 agreement which defers doing those works.
Most developers build the new dual occupancy house connected to power, water, NBN, sewer and other services, then subdivide, register the new lots and then sell the new lot with the new home to maximise profit.
Others just connect the services and sell the new lot(s) or if acceptable to your local council, enter into a Section 173 Agreement which is drafted by Council's lawyers for a fee.
In many instances, they move into the new home and sell the front home to enjoy tax benefits.
These lots are usually strata titled with common property like the shared driveway.
Subdivision process
In a nutshell, the subdivision process to obtain new titles is as follows:
Obtain subdivision approval from Council who will issue a Permit with Permit Conditions.
Satisfy those permit condition works- eg connect services like sewer, power and so on.
On completion of the works specified in the Permit Conditions Council issues a Certificate of Compliance.
A Registered Land surveyor prepares the Plan of Subdivision in the approved format for certification by council.
You or your representative can then lodge the Certificate of Compliance and Plan of Subdivision with the Titles Office and pay the appropriate fee.
The Titles Office then issues the legally registered titles and lot plan of subdivision.
Thinking Dual Occupancy? We can give you an honest opinion of the development potential for your land. Please complete the details below and I will respond within 48 hours or sooner.
Or call me on 0448 170 132
The Dual Occ process for first home owners and investors
THE DUAL OCCUPANCY PROCESS
Site Audit
We analyse your property against the planning regulations, site dimensions, aspect and more...
Design
We custom design a dual occupancy home to meet your requirements. See our dual occupancy designs.
Town Planning
We write the town planning report and implement town planning strategy for your dual occ.
Manage
We manage the application at Council.
Duplex style dual occupancy.
Demolish the old house and build 2 side by side homes
Tandem- one behind the existing home style dual occupancy
DUAL OCCUPANCY SUBDIVISION.
A dual occupancy is successful when your local Victorian Council consents to you building two dwellings on a block and most importantly allows you to subdivide that block into two. That allows you to sell one or both blocks.
Some Councils across Melbourne have minimum lot sizes so even though that council might give you approval for a dual occupancy you are stuck with both dwellings on the one lot!
Contact us to find if your land is burdened by minimum lot sizes.
The second critical item to check is the title. Does it contain a restrictive covenant of Section 173 attached to the title? These could be problematic. Get a free Title Check today.
DUAL OCCUPANCY PROPERTY
Is your property suitable for a dual occ subdivision? You may be thinking of building a new home in your backyard.
Is it deep and wide enough to provide the private open spaces for each dwelling? Will it allow for the appropriate number of car spaces? Is the site wide enough to provide turning circles for the cars to exit the site?
Is the site wide enough for a side by side duplex? Is it a corner site capable of supporting more than a dual occ- three units? How many bedrooms will the dual occupancy house accommodate?
These are the most commonly asked questions by would be developers. Contact us for a frank and fearless opinion.
ZONING AND COUNCIL POLICIES
The most challenging issue you will face are the councils zoning, schedule and overlays.
The Zoning will give you an idea of what you will be allowed to build. Most sites in Greater Melbourne will support a dual occ in the zoning.
However the Schedule will specify site coverage and other requirements including the amount and size of the open space you need to provide each dwelling.
The overlays , if one burdens your land, could affect vegetation control, excavation, heritage, bush fire and more.