It seems perfect for development , if only the risk of flooding wasn't evident....
Skull face has provided an example of doing the homework thoroughly.. Otherwise consequences..
Just a query for the banana benders...
People who live in flood prone regions...how do they organize their home insurance issues? I'm aware some companies won't provide flood cover on their policies... I would imagine some people would have to pay thousands of $$?
I seem to recall some hoo ha that some people had dramas with past flood damage?
Newjerk? can you try harder than dig up another person's blog. My first promo was with Billabong and my name in English is modified with a T, am Perth born but also lived in Sydney to make my $$ It's Absolutely Fabulous if it includes brilliant locations, & high calibre tenants..what more does one want? Understand the power of the two "P"" or be financially challenged Even better when there is family who are property mad and one is born in some entitlements.....Understand that beautiful women are the exhibitionists we crave attention, whilst hot blooded men are the voyeurs ... A stunning woman can command and takes pleasure in being noticed. Seems not too many understand what it means to hold and own props and get threatened by those who do. Banks are considered to be law abiding and & rather boring places yeah not true . A bank balance sheet will show capital is dwarfed by their liabilities this means when a portions of loans is falling its problems for the bank.
People who live in flood prone regions...how do they organize their home insurance issues? I'm aware some companies won't provide flood cover on their policies... I would imagine some people would have to pay thousands of $$?
I seem to recall some hoo ha that some people had dramas with past flood damage?
I had one of the big QLD insurers try it on and raised premiums around 200% even though I had never made a claim through several floods previously and the last one as flood waters never actual get inside the property (still had 4 feet to go) "But you now have flood cover" they said, but I never wanted it and there was no way to opt out.
I changed insurers to one of the big 4 banks and the premium actually dropped from what I was paying previously AND it included flood cover.
Sweetdish
3 Sep 2013, 02:51 PM
Sleazy agents are the worst. I thought they were obliged under law to inform you of that?
Last night I initially though maybe she was just dumb But seeing as we had discussed that sold "new " property and I said I was planning the same and the talk was that it should be worth more and sell faster because it wasnt across the road from a factory it would seem she was being somewhat disingenuous .
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I'm curious - What would your estimate on bulldozing the old shack on the 809 m2 and building two fully finished off properties on each of the 400 plus m2 blocks be Frank? Of the granosited highset types you showed in your 'plan' for it - Given that the joint is already two legit blocks ... Leastways I assumed/thought it was for whatever reason?
I'm curious - What would your estimate on bulldozing the old shack on the 809 m2 and building two fully finished off properties on each of the 400 plus m2 blocks be Frank? Of the granosited highset types you showed in your 'plan' for it - Given that the joint is already two legit blocks ... Leastways I assumed/thought it was for whatever reason?
You cant build them, thats the point Has to be up on stilts, I would imagine in line with the 3 story ones in the picture and nothing but battens below to allow water flow through
Yes, it is two blocks on separate titles
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You cant build them, thats the point Has to be up on stilts, I would imagine in line with the 3 story ones in the picture and nothing but battens below to allow water flow through
Yes, but 'if' you could I mean - I'm curious as I've had a similarish 2 block one 'land banked' (to use your term) on the north side (and not in flood) for the best part of 2 decades now.
I don't get why building on stilts is such a bad thing.
A ramp for disabled access might cost a pretty penny and heating costs may be a worry if you don't insulate the floor, but other than that, I don't see much of a problem with raising a house on stilts.
"If man is to survive, he will have learned to take a delight in the essential differences between men and between cultures. He will learn that differences in ideas and attitudes are a delight, part of life's exciting variety, not something to fear." - Gene Roddenberry
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Yes, but 'if' you could I mean - I'm curious as I've had a similarish 2 block one 'land banked' (to use your term) on the north side (and not in flood) for the best part of 2 decades now.
I was allowing approx $230 for completed build and $150 for land for $480 -90 sell based on it being a supposedly better site than the sold property, so $100k a side upside Not really enough fat in it for me to get excited about. I also would have looked at doing 4 townhouses seeing as it was zoned for units, but I didnt get that far.
I don't get why building on stilts is such a bad thing.
Its not a bad thing if the land is cheap enough which these are not Its not a bad thing if you only have to build at same height as normal QLDers But building at a stupidly high height would affect resale imho as A) it looks different B) it has to many steps C) you cant use the underside of the floor for hanging stuff off of as its to high to reach
Also add in extra scaffolding costs for extra height, extra plumbing costs and and and
Quote:
A ramp for disabled access might cost a pretty penny
From that height the ramp may run several kilometres long (made up number but you get the idea)
Quote:
heating costs may be a worry if you don't insulate the floor,
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Thanks - $230K - Explains why I'm still a cheap bastard I reckon - I would have hoped to have squeaked out of them for $200K each ex-land. But yep, the build you were proposing wasn't too bad looking at all - IMO.
A Professional Demographer to an amateur demographer:"negative natural increase will never outweigh the positive net migration"
Sleazy agents are the worst. I thought they were obliged under law to inform you of that?
Unfortunately the things agents have to disclose are on a list, and being flood-prone is not on that list. When you think about it, how do you objectively define "flood prone" anyhow? You can only say "if the flood is like x-year it will or will not flood"
Fortunately, the Brisbane 2011 floods set a pretty good and well-documented benchmark and there are great maps showing which places got flooded and where the water came from, and the depth of water for each block that got flooded.
Most agents in BNE will be very up front about flooding problems because they know how easy it is to check and they want to get that one out of the way before they spend any time on the deal. It sounds like Frank struck an agent that was both dumb and unethical. Not that hard to do.
Personally I wouldn't be too worried about 4 feet of water in 2011 if the price and zoning was right. That means about 7.5 feet in 1974 and 20 feet in 1886 (?). I looked at a unit in a block that was build shortly after 1974 with flooding in mind recently, and even though it had 3 feet of water through it in 2011, it only required hosing out to be habitable again. I didn't pull the trigger, but am still wondering if that was the right decision or not.
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