Property Secrets To Finding Land
Whether you are looking for a property as an investment or your own home, here are 5 often missed property secrets to help you find the perfect block of land.
Secret #1 - Block Size and Shape
Bigger isn’t always better when it comes to buying land. Many people choose the largest block, without considering its shape. Battle Axe, Corner or Irregularly shaped blocks are cheaper to purchase, but they can often be more expensive to build. For example, it can cost you an extra $25,000 to move street level services (gas/water/electricity) to the back of the property for a Battle Axe block. They’re also harder to sell, and buyers will pay less for it, compared to a similar Lot with a clear street frontage. Rectangular blocks are the best ones to buy since they’re easier to design for and don’t waste space.
Secret #2 – Location, Location, Location
This one’s not really a secret since you may already know you should buy land close to schools, shops and your workplace. However, have you considered noise pollution, the local crime rate and future road developments?
Here’s where people often get it wrong:
Choosing land that’s under the “take-off” flight path near the Airport
If you’re sensitive to noise, this can easily be worked around with double glazing, insulation, solid core doors and heavy curtains. Everyone reacts differently to sound so you may not need to do this. Make sure the location is right for you first, before investing an extra $50,000 or more into the build!
Not check the Local Crime Rate
Last year, Canstar analysed the WA Police Force data, to find out which Perth suburbs had the highest and lowest crime rates. Here are the results:
Lowest Crime Rates
Iluka
Mahogany Creek
Hovea
Stoneville
Parkerville
Tapping
Burns Beach
Connolly
Roleystone
Darch
Highest Crime Rates
Northbridge
Kwinana Town Centre
Neerabup
O’Connor
Burswood
Midland
Fremantle
Cockburn Central
Midvale
Haynes
Even though these may be considered “the best” or “the worst” in Perth, any suburb you choose to live in will have its pros and cons. It’s essential you visit the location, drive around and walk around to see if you feel safe. When designing homes for my clients, I always include an alarm system, security screens, outdoor sensor lights, a front gate and a boundary wall. These basics can deter burglars and keep you and your family safe.
Forget about Future Roads and Developments
Imagine buying a block of land in a peaceful location, only to find out a major highway is being built next door in 12 months. Or, maybe there are future development plans for public transport, a hospital, a school or shopping centre, which can drastically improve your property price. When looking for land, find out if there are any future roads and developments, and consider how these additions may affect your location. Keep in mind, Real Estate agents know these things will encourage people to buy, so double-check what they say is accurate.
Secret #3 – Orientation
Orientation means what direction your block of land faces. Is it North, South, East or West? In Australia, it’s ideal to have a North or North-East facing block to take advantage of the natural sunlight throughout the year. A North facing block will also make use of the afternoon sea breeze to cool down your home. If you locate your main living areas on the Northern side, you can save hundreds of dollars on energy costs. Combined with Solar Panels and sustainable design, one of my clients was able to save over $600 on every electricity bill! They hardly ever turn on the air conditioner and their home is incredibly comfortable to live in.
Secret #4 - Slope
Blocks that have a steep gradient (such as land in Karrinyup, Doubleview, Edgewater and The Perth Hills) are definitely more expensive to build on. Additional costs, tests and materials need to be considered so that you can stay within budget. These blocks are great for architects who can make the most out of a view. However, it’s important to remember that not all builders are willing to build on all land conditions. Flat blocks are better suited for project builders while sloping blocks are more suited for custom builders.
Up in the Perth Hills, site works for a sloping block and clay/rocky soil can easily be over $150,000. In Hamersley, where the land is flat and sandy, site works will cost you around $25,000. That’s a massive difference! If you’re thinking of buying property in an estate, one of the most important things to look out for is reclaimed swampland. Certain areas in Perth (such as Baldivis) are having sinking problems. For more information, contact the Department of Planning.
Secret #5 - Council Requirements
Depending on which suburb you’re looking at, the local council may have specific rules and regulations you need to follow. For example, some councils will require you to contribute towards traffic management, council tree requirements, enhancing community spaces and even have rules on what your house should look like. For example, in Guildford, heritage-listed homes must use recycled bricks that are red-to-orange in colour whereas limestone, concrete and glass are prohibited. Make sure you double-check council requirements so that you can budget for these hidden costs!
Buying a block of land is a major investment you want to get right. I hope this article can assist you in finding the perfect block for your dream home or investment property.