{"id":7516,"date":"2016-03-28T01:00:01","date_gmt":"2016-03-27T14:00:01","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=7516"},"modified":"2016-03-28T01:00:01","modified_gmt":"2016-03-27T14:00:01","slug":"making-money-by-splitting-blocks","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/making-money-by-splitting-blocks\/","title":{"rendered":"Making money by splitting blocks – Jo Chivers"},"content":{"rendered":"

 
\nComing up on today\u2019s show we\u2019ll take a look at splitter blocks. We\u2019ve all seen them; beautiful big house blocks that have been split into two and sold off. Looks like an easy process, but is it? Is it actually a good way to make money? We get the lowdown from\u00a0Jo Chivers<\/strong>,\u00a0Property Bloom.
\n <\/p>\n

Transcript:<\/h4>\n

Kevin:<\/b>\u00a0 I don\u2019t know if you\u2019ve ever heard of the term \u201csplitter blocks,\u201d but obviously, as it sounds, it\u2019s where you get a block of land and you split it, whether it\u2019s in half or a subdivision of some kind, to maybe get another property on it or at least get another block of land off it. Someone who is the expert at doing this, Jo Chivers, who is a director of Property Bloom \u2013 they\u2019re a development project company \u2013 joins me.
\nGood day, Jo. Nice to be talking to you again.
\nJo:<\/b>\u00a0 Hi, Kevin. Nice to be talking to you again, too.
\nKevin:<\/b>\u00a0 I know that\u2019s a very simplistic way to describe it, but that\u2019s pretty much what it is, isn\u2019t it? A splitter block?
\nJo:<\/b>\u00a0 Yes, I think the term is probably used a lot more in Queensland. We refer to it as straight-out subdivisions. What it is basically is getting a block of land and cutting it in two. That\u2019s a very simple, small-lot subdivision.
\nKevin:<\/b>\u00a0 Typically, these were where a house was maybe sitting on two blocks, and that\u2019s almost like a no-brainer. That\u2019s where you can move the house over and get a separate block. Is that the most common form, Jo?
\nJo:<\/b>\u00a0 I know that\u2019s used a lot in Queensland, too, shifting a house over. If there are two titles already, that\u2019s a very simple way to do it because you already have your subdivision through. Commonly, what we look for is a house on a large block. It might be on 800 or 1000 square meters, but it\u2019s quicker and easier not to have to move the house if the house is located in a good position over to one side.
\nTypically, where we develop, mainly around the Hunter area, there are 1000 square meter blocks and the houses are nice and conveniently located over to the side. They\u2019re typically 20 meters deep by 50 meters long, and we can cut that in half without having to move the house, but there is still a lot of work to do when you\u2019re subdividing.
\nKevin:<\/b>\u00a0 Let\u2019s run through what some of that work is. I imagine you have to get all of the services there, as well.
\nJo:<\/b>\u00a0 Yes. That\u2019s the main thing. When we look for land that we want to subdivide, we\u2019re looking at where the services are located and particularly the slope of the block, the gradient of the block.
\nIf that block of land is sloping towards the rear and not towards the road, then that could be tricky if there is no drainage easement in place because you always have to look to where you\u2019re going to drain that newly created lot. We mostly want to drain it to the street. That\u2019s the easiest way. If it\u2019s sloping away from the land, we have a look to see if there are any drainage easements in place. If so, that\u2019s good; that\u2019s easy, too. We can drain to the rear.
\nTypically, in older the suburbs, or more established suburbs, there is not an easement available. In that case, you would then have to negotiate with neighbors to basically drain through their system and create an easement, which can be very tricky and take a long time. If the block is sloping backwards, we give that one a miss, move one, and look for one that is more suitable, sloping to the street.
\nWe also look for things like curb and guttering. If it\u2019s corner block, for instance, there\u2019s curb and guttering on one side and there perhaps isn\u2019t on the other. This is a red flag for us because usually, councils will want you to then put in that infrastructure. They\u2019ll want you to put in the curb and guttering on the side that\u2019s missing. That can cost you $30,000 to $50,000 depending on the length and how much work is involved there. That, again, is a no; we won\u2019t touch that one because it\u2019s not adding any intrinsic value to the subdivision.
\nThe other thing we look for is where the other services, such as water and electricity, are located because it\u2019s really important that you can actually get electricity to the newly created lot. You might find that the lot actually has an electricity pole right around the corner that is supplying electricity to the block, but then you may need to then install a new pole, for instance, which can be very costly, too.
\nService connections are very important to have a look at, and that is one of the first things that we obviously assess when we are looking for our sites.
\nKevin:<\/b>\u00a0 Would it be fair to say that one of the big mistakes that new people make in this area is that they simply don\u2019t know what they don\u2019t know? In other words, you\u2019ve been through a number of issues there that if someone wasn\u2019t experienced, they simply wouldn\u2019t even know what they\u2019re looking for, Jo.
\nJo:<\/b>\u00a0 That\u2019s right. It\u2019s so true to do your due diligence. It\u2019s really important that if you haven\u2019t done this before, then use the services of a project manager like ourselves, Property Bloom, or go to your local surveyor. Your local surveyor will have a wealth of information that they can share with you. They\u2019ll know what the council requirements are, as well.
\nThe next thing you need to understand is what your minimum lots size is \u2013 what the council will allow for the minimum lot size. You need to understand the zonings of the land where the land is located and you need to understand what the lot size is.
\nIf you have a 1000 square meter lot, for instance, you want to cut it in half and the minimum lot size is 500 square meters, then that\u2019s great; you can do that. But if it\u2019s more than that, then you may not be able to do that depending on the position where the house is. It\u2019s really important to have an understanding of what your minimum lot size is and the zonings of the land.
\nAgain, your local surveyor will be able to help you usually with those sorts of issues and also give you a really rough estimate of his costs \u2013 the surveyor\u2019s costs \u2013 but also of some of the civil work costs, like the sewer extension and extending the other services to the newly created lot.
\nStart with a few questions to council and then go to the local surveyor. It\u2019s really important that you do a lot of work upfront so that you do have a bit of an understanding of the process.
\nKevin:<\/b>\u00a0 If I could just pick up on a comment you just made there, you said, \u201cAsk a few questions of your council, then go and talk to the surveyor,\u201d and maybe even the certifier. How helpful have you found the council? Do you really need to go past the council, or can you get most of your answers from them?
\nJo:<\/b>\u00a0 The council should be very helpful. You can give them the address or the lot and the DP, the deposited plan number, the lot number and the plan number, and they\u2019ll be able to look it up on their system. They can tell you straightaway what the zoning is.
\nIn fact, in the sales contract, if there is a contract available, there should be a county planning certificate in there that will tell this information, as well. It will also tell you if it\u2019s flood-prone or if it\u2019s bushfire-prone. Those sorts of things, as well, are important to understand.
\nThe town planner, the duty planner at council should be able to answer quite a few of your questions, but they\u2019re not there to advise you and they really won\u2019t have an understanding of what the costs may be.
\nWhile you can get some information about the land from the council town planner, you do really then need to have the next step and talk to a surveyor or talk to a project manager who has also done this sort of work, and they\u2019ll be able to give you a ballpark figure to start with on the civil works \u2013 the driveway has to be put in as well for the newly created lot and also connection of the services.
\nKevin:<\/b>\u00a0 You\u2019re talking here about doing some due diligence. At what stage would you do this? Would you do it before you go to contract? If you\u2019re not \u2013 in other words, if you\u2019re putting a due diligence clause on your contract \u2013 how much time would you allow yourself, Jo?
\nJo:<\/b>\u00a0 Ideally, you want to have a good understanding before you even start looking for land because sometimes if something comes onto the market, it can move very quickly. If it\u2019s a large enough block to subdivide, then there will be other developers looking at it, so you really need to start with finding a location you want to be developing in or subdividing in and doing your due diligence on pricing.
\nIs there demand? If you\u2019re planning to sell off that newly created lot, is there demand for land in that area? Or are you going to build on that lot? If you\u2019re going to build on that, why not combine a DA for the building work and subdivision process in the one DA?
\nIt\u2019s all about doing that due diligence, understanding council guidelines, and then searching for your property because if a good one comes up, it probably will move quickly and you may find yourself getting caught up in the excitement of it all and ending up purchasing something that may be difficult to subdivide or costly.
\nKevin:<\/b>\u00a0 Very good advice. You can see there why you would use someone like Jo and her team at Property Bloom. They\u2019re development project managers. Just go to Property Bloom.
\nJo, thank you so much for your time.
\nJo:<\/b>\u00a0 You\u2019re welcome, Kevin. Thank you.<\/p>\n","protected":false},"excerpt":{"rendered":"

  Coming up on today\u2019s show we\u2019ll take a look at splitter blocks. We\u2019ve all seen them; beautiful big house blocks that have been split into two and sold off. Looks like an easy process, but is it? Is it actually a good way to…<\/p>\n","protected":false},"author":176692471,"featured_media":7518,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[10,11,13,35,17,25],"tags":[101],"class_list":["post-7516","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-development-topic","category-property-investment","category-sponsored-channels","tag-podcast"],"yoast_head":"\nMaking money by splitting blocks - Jo Chivers - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/making-money-by-splitting-blocks\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Making money by splitting blocks - Jo Chivers - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"  Coming up on today\u2019s show we\u2019ll take a look at splitter blocks. 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