Buying Land with Fall

kashxpert on 27/01/2018 - 10:20
Last edited 27/01/2018 - 10:28

Hi Guys, just looking for a advice. I’m looking to buy a land to build my first home. I’m getting a very good deal on a land but I think there might be a reason why. In the description it says “land is suitable for split level home, it has 3M + fall”

3M+ fall is that a problem? Will it cost be a lot more to build? I don’t know what to do, any builders out there can answer that please?

It’s in a brand new development by the way and land is released and ready to built.

Any help would be great :))

It’s 625 Sq Meters

Home & Garden

Comments

  • 2jzzzz on 27/01/2018 - 10:27
    +4

    Depends on the block. A 3m fall over 50m is huge, but 3m over 1km isn't so bad.

    • kashxpert on 27/01/2018 - 10:28

      It’s 625 Sq Meters

      • altomic on 27/01/2018 - 11:32
        +14

        well, if the land is 50cms wide then it isn't so bad

  • SharedSugar on 27/01/2018 - 10:43
    +2

    Different councils have different rules about raising, levelling, where and what you can build on that land. It should be available on the council website and is probably good advice.

  • Ocker on 27/01/2018 - 10:54
    +2

    Builders allow a certain amount of fall in the land and beyond that charge a fixed rate. Check with a couple of the larger builders for an authoritative answer.

  • WTF on 27/01/2018 - 10:59
    +1

    Have you looked at the patch of land? 3m in such a small area is a significant amount. May mean a split level house, retaining walls, akward driveways, no flat lawn for kids to play on etc etc.

    Bottom line - best use of the land may be limited with higher downstream costs. Consider if it us really worth it.

  • whooah1979 on 27/01/2018 - 11:00

    Many excavators provide free soil. It saves them from having to pay to dispose it. Have look on gumtree.

  • chumlee on 27/01/2018 - 11:05

    Maybe speak with a town planner or architect to get their opinion

  • Gravy on 27/01/2018 - 11:12
    +2

    Greatly reduces the amount of generic plans available through most builders but in some ways can make for a more interesting building. Be sure to check run off from surrounding areas, ie, ask neighbours where their water flows, where road/verge water flows, check if street has curb and guttering. Check if any easements on the block that could make placement of a building or drive in a difficult position regarding drainage. Ensure adequate driveway drainage if block slopes down from the road.

    I would probably buy an established house on a sloping block, but not sure if I would be willing to put in the hard yards to establish one myself again. Mine is much less fall than that I think but still more initial work than a flat block.

    Have a look at https://www.metricon.com.au/melbourne/split-level

  • vinni9284 on 27/01/2018 - 12:21
    +7

    IMO, I would run from buying this.

    If you are not a builder yourself (obviously) or have any close relations with one that can give you sound advice then i reckon it will cost you more and may have issues with council, permits, builders compliance, plans, drainage, retaining walls … etc. to obtain the house layout you are after. I wouldn't trust a builder before the build to give you advice. They just want your deposit.

    This land would be suitable for a developer or a builder that may know all of the hurdles required to build what they want without having issues.

    So if I were you, factor the offset extra cost for a larger sloped block of build to a flat piece of block.

    This may sound extreme but you'd rather buy a normal block/house than fight builders etc via *CAT. Tribunal over misunderstandings and issues.
    You'd rather sleep well at night with a general build as unfortunately going by what we hear and watch on the news, that too many people get shafted.

    If you are after a larger sized house just go double storey.

    Cheers

  • [Deactivated] on 27/01/2018 - 12:32
    +2

    have you gone out to look at the land? or just read it somewhere and then asked Ozbargain?

  • pasey25 on 27/01/2018 - 13:19
    +3

    If you’re planning to save money by building a home from one of the big project home companies then this is not the block to do it on. If you’re happy to spend more on the build because you get views or love the area, just go for it and find an architect to help

  • DarkOz on 27/01/2018 - 13:37
    +1

    If you do a quick Google search on "Split level" plenty of home builders pops up. Give them a call and find out how much more for a split level home Vs a normal home of similar build. Also ask them if a 3m+ fall is going to be a problem since it could be excessive.

  • horice on 27/01/2018 - 13:51
    +3

    3M+ fall is that a problem? Will it cost be a lot more to build?

    Not if you own a concrete plant and a steel fabrication workshop
    otherwise yes to both

    Actually that reads a bit harsh depends on the site and the size and type of house you want

  • MITM on 27/01/2018 - 14:30
    +1

    Is the fall from the front (road) to back or the other way round (or from side to side) ?
    Also what are the block dimensions - not just area size ? 20m x 30m ?

  • [Deactivated] on 27/01/2018 - 15:26

    My dad owned a backhoe, so it made this cheaper, but he dug out part of the slope, and backfilled the rest with the dirt, it was an all out family effort, wheelbarrowing, building a retaining wall with the bushrock he dug up and leveling, but it gave him a flat block to build on and a flat place for us to play. Key word : working bee bbqs.
    Fun fact: I have known how to operate a backhoe since age 12.

    • vinni9284 on 27/01/2018 - 16:23

      That sounds great however it really depends on the location and council.

      Going by what the OP has declared, that he is willing to buy land in a new Estate.

      With Estates these days, you just can't play around with your house without permits / approval from the developer of Estate (unless they are simple things)

      He has to factor:

      • Rescode
      • Permits for retaining walls that are 1m or higher. Also with retaining walls, another factor is encroaching neighbour's property (depends where it is installed)
      • Plans and LDP (Satisfying the Living Design Principles - developer requirements)
      • Easements.
      • Fencing (Notice to Fence) - Although simple however this is the biggest dispute that many neighbours go through.
      • … etc

      He just can't get/organise a Backhoe and start digging a retaining wall without a permit (unless it is part of the building process and the builder has organised the digging - still need a permit) as I'm sure going by OP's description of land, it will be higher than 1m.

      Cheers

      • [Deactivated] on 27/01/2018 - 16:51

        Good old days are gone. So sad.

        • vinni9284 on 27/01/2018 - 16:53

          Yep!

          …. all about money :-)

        • Halo375 on 27/01/2018 - 20:23

          @vinni9284: Nope - all about safety and liability nowadays, money is just the icing on top.

        • vinni9284 on 27/01/2018 - 21:48
          +1

          @Halo375: Yep equals money which ever way you look at it

      • [Deactivated] on 28/01/2018 - 09:23

        Some of these small block developments include the fencing and or retaining walls/ housepads.
        Talk to the developer otherwise ,and see if they can help as they may have all the machinery and trades on site already doing this, and include in the sale price.

        Just going by what I'm seeing in a Lend Lease planned estate in QLD ,
        Understand that's not the case with every sub-division.

        • vinni9284 on 28/01/2018 - 10:08

          From my experience (and cannot speak in general), fencing is usually separate from the build. The developer usually gives $1 (yes one dollar) for fencing when you buy the block (no idea where this $1 came from).

          Considering Fencing is one of the biggest cause of disputes when it comes to building, the builder doesn't want to be part of it. Plus, this part can be done after handover (COO) so basically the builder had been paid in full.. So another handball to the vendor. If the builder can handball tasks, expenditure to the vendor then that's what they'll do :-)

          When it comes to retaining walls, this is factored into the "site" costs with the slab, engineering for the retaining wall, excavation, removal of rocks, piping, soil tests, council permits, water tapping ..etc.

          You pay for this and not the builder. It is just part of the bill with the first progress payment.

          I'm not sure about QLD (although I'd love to be there right now :-) ) as I am from VIC. It may vary state to state.

          Cheers

        • [Deactivated] on 28/01/2018 - 10:56

          @vinni9284:If you can stand the °HEAT , Flooding and Blackouts from the Electrical Storms , come on up to our debt ridden , mossie filled swamp.

          Na really,
          we love you South Sea Poms,
          We get to hear about how much better it is back there.

          Ha ,ha, just kidding ,
          kinda

          PS. How's the weather in Tassie at the moment ?

        • vinni9284 on 28/01/2018 - 11:20

          @Beach Bum:

          Actually I am in Melbourne … and speaking about heat, it is going to be around 40C today so I hear you. The last couple of days, it has been really humid so my Evap cooler is working but not as good. So the weather is becoming like QLD.

          I still love to go QLD! :-)

          Cheers

        • [Deactivated] on 28/01/2018 - 12:11

          [@vinni9284](/comment/5577707/r
          Isn't Melbourne near Tasmania?

          and all the oldies up here move to Tassie , so you might think about a shortcut , and just fly up and in winter to the Whitsundays and jump on a boat.

          Skip Brisso, and the tourist trap they call the G.Coast
          You'll thank me

  • Quantumcat on 27/01/2018 - 15:53
    +2

    Even if everything is easy consider the inconvenience of carrying heavy sleeping kids or groceries up and down steps regularly, and having to park your car on a steep driveway or far from the house (on the road)

    • vinni9284 on 27/01/2018 - 16:44

      That's a very good point. I have seen houses built on flat land at a higher elevation from the road with Convex-shaped short driveways (due to the limited distance of land) and if you drive a normal sedan, you can't even park in the garage as it will get stuck on the driveway! You need a 4WD or a raised SUV.
      Cheers

  • whooah1979 on 27/01/2018 - 16:47
    -1

    It only takes an hour or two to learn how to operate a dingo or a boxer. A 3m fall on 600sqm block could easily be filled and levelled over a few weekends.

  • Dave Id on 27/01/2018 - 16:48

    Lived in Auchenflower,Brisbane,in 1974 during the Australia Day flood.
    The drop below the house was 10 to 12 feet,from under the front door to the back door landing.
    Typical "Queenslander" in hilly parts of Brisbane.
    Friends owned a similar design in Tecoma,Victoria,during the 1960s.

    https://en.wikipedia.org/wiki/Queenslander_(architecture)

  • Euphemistic on 27/01/2018 - 18:58

    3m is a fair bit, but it depends on your opinion of the final product. Does it slope up or down?

    3m isn’t much if you consider that a second level will take up most of that, leaving less than 1m of sloping yard.

    Having a garage under can be a bonus for storage, or a hindrance because you need to use the stairs all the time. Or if it slopes the other way the living level will be above your backyard, but providing possibility of a large rumpus room under neath.

    We have friends who built on a steep block. Their house is probably 3m above street level and the garage is below the living space, so it’s peobably a 6m fall. I don’t think it cost them much more than building on a flat block considering the block cost less because it wasn’t flat.

  • jhmtaylor on 28/01/2018 - 08:27

    3M on a small block is a very steep slope so building costs will be significantly higher.

    • whooah1979 on 28/01/2018 - 09:12

      3M on a small block is a very steep slope

      It depends on the length. A 625sqm lot with a 40m length is about ~7.5%, which is gently inclined. Most lots fall in this category.

  • david555 on 28/01/2018 - 11:06

    It will cost more to construct a house on this block than on a flat block of land. Site works and retaining walls etc are not cheap.

  • Brendoo on 28/01/2018 - 20:28

    Your question makes it sound like you haven't actually gone to look at the land? If not, look at it now.

    3m fall sounds like a lot on a typical 625sqm block for a house. If they say suitable for split level, then it sounds like the land is on a considerable gradient.

    Go and take a look or get more accurate surveyors drawings that clearly show the land and any falls.

    Taking a guess, any savings in the land will probably be chewed up by all the extra expense of building a non-standard house on a gradient.

  • horice on 28/01/2018 - 21:13

    Also depends if it is a suburban undulation or a steep gully

  • WT on 29/01/2018 - 14:19
    +1

    there could also be water issued with your house, a friend had this problem and his garage was constantly wet when it rained. His house was facing downhill but I have seen worse problems when the house faces up

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