property development potential report - land services sa · this property development potential...

This report has been prepared for the property located at: 55 Sample Street, SUBURB, SA 5000

Customer Reference: sample Order ID: 1234555555

Date/Time: 08/11/2019 11:08AM

PROPERTY DEVELOPMENT POTENTIAL REPORTPROPERTY DEVELOPMENT POTENTIAL REPORT

SAMPLE

Note: The indicated parcel dimensions are based onCadastral boundaries and may not reflect the actual titleboundaries and parcel dimensions.

To confirm boundaries please seek advice from aqualified surveyor.

PointData's automated valuation model uses machine learning and up to2,000 comparable property sales, historic data and neighbourhood andproperty specific qualities to determine an estimated property value. Formore information visit: www.pointdata.com.au

The estimated property value range is reflective of the volume and quality ofthe data used to calculate this value. This value aims to be market realisticand is not the same as the capital value.

$877,700 $792,100 $963,300

LOW ESTIMATE HIGH

PointData’s machine learning Land Value Algorithm determines the uniquevalue of this property based on its size, shape and reflects locational featuressuch as distance from the beach, schools, roads, transport and quality of anarea (leafy suburbs, etc.).

$752,700 $706,500 $798,900

LOW ESTIMATEDLAND VALUE

HIGH

55 Sample Street, SUBURB, SA 5000

PROPERTY DETAILS

CT Reference

Parcel ID

Lot Size

Street Frontage

Year Built

LGA

CT5559XXXX D91XX/AXX

1,655 m² 36.6 m 1960

LGA Name

ESTIMATED PROPERTY VALUE

ESTIMATED LAND VALUE$

Land Value per m²: $455

© Copyright 2019 PointData Pty Ltd and its licensors. 2 | Property Development Potential Report

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The Redevelopment Feasibility Timeline reflects the optimumtime to redevelop this property. The redevelopment index isindicative of the relationship between the Estimated PropertyValue and the Estimated Land Value.

If the Estimated Property Value is significantly higher than the Estimated LandValue it may not be worthwhile to redevelop the site in the short termbecause the site is considered to be over capitalised. While some sites maynot be profitable to develop now, they may be profitable at some time in thefuture.

REDEVELOPMENT FEASIBILITY INDEX

1.17SHORT TERM

32 2.51.51

Zone: ResidentialPolicy Area: Mid Suburban

Click here to learn more about the Council Development Plan andother policy restrictions that may prevent or limit the development ofthis property.

The process of sub-division can increase thevalue of land. Location and amenityinfluences the amount of upside or improvedvalue.

See Page 4 for other options.

The Sub-Division Profit Index reflects the potential profit margin on that landas a result of sub-division. This indicator is only to be used as a guide and issubject to further analysis by qualified experts. The Sub-Division Profit Indexis calculated using the Estimated Property Value, Maximum Sub-Divided LandValue, and a nominal cost of $25,000 per additional lot created from sub-division. The Sub-Division Profit Index does not include costs associated withdemolition of existing structures or land access/preparation.

RETURN ON INVESTMENT (ROI)

≤0% 50% ≥100%

REDEVELOPMENT FEASIBILITY TIMELINE$

$

Less than 1.3 SHORT TERM1.3 to 2.0 MEDIUM TERMAbove 2.0 LONG TERM

DEVELOPMENT PLAN ZONING & POLICY

Land Sub-division and/or development is Subjectto Council Consent (STCC).

MAXIMUM SUB-DIVIDED VALUE: $1,422,200 slSL

Maximum lots calculated: 5

Lot Area m²: 331 m²

Estimated Land Value per m2: $859

% Land Value uplift: + 88.9%

Estimated Land Value per lot: $284,400

SUB-DIVISION PROFIT INDEX

Property Development Potential Report for 55 Sample Street, SA SUBURB 5000


https://www.sa.gov.au/topics/planning-and-property/development-plans

The following sub-division options reflect the maximum number of lots that can be created under theDevelopment Plan. Land value per lot represents the estimated sales price.

LAND SUBDIVISION VALUE LAND PRICE UPLIFT

Note these limitations:

The Estimated Land Value per lot does not include the cost of sub-division, taxes, duties and other costs or comissions.

The Maximum Lots calculated is subject to Council Development Plan parameters in this report and other factors. If land lots are to be sold /developed separately the Maximum Lots calculated may reduce.

The analysis is limited to a maximum of 6 lots. If the site is large or odd shaped this analysis may not be accurate. For irregularly shapedparcels please contact [email protected] for further advice.

LAND SUBDIVISION ANALYSISslSL

SUBDIVISION INTO 2 LOTSArea per lot: 828 m² Total land value: $972,500 Land value per m² : $588 Total land uplift: $219,800 Estimated value per lot: $486,200 Uplift percentage: + 29.2%

SUBDIVISION INTO 3 LOTSArea per lot: 552 m² Total land value: $1,196,100 Land value per m² : $723 Total land uplift: $443,400 Estimated value per lot: $398,700 Uplift percentage: + 58.9%





Note:

DETACHED DWELLING: a detached building comprising 1 dwelling on a site that is held exclusively with that dwelling and has a frontage to apublic road, or to a road proposed in a plan of land Carpark division that is the subject of a current development authorisation.

SEMI-DETACHED DWELLING: means a dwelling a) occupying a site that is held exclusively with that dwelling and has a frontage to a publicroad; and b) comprising 1 or 2 dwellings erected side by side, joined together and forming, by themselves, a single building.

GROUP DWELLING: means 1 of a group of 2 or more detached buildings, each of which is used as a dwelling and 1 or more of which has asite without a frontage to a public road.

ROW DWELLING: means a dwelling a) occupying a site that is held exclusively with that dwelling and has a frontage to a public road; and b)comprising 1 of 3 or more dwellings erected side by side, joined together and forming, by themselves, a single building.

RESIDENTIAL FLAT: means a dwelling within a single building in which there are 2 or more dwellings.

DWELLING TYPOLOGY DEFINITIONS

DETACHED DWELLING SEMI-DETACHED DWELLING GROUP DWELLING

Street Frontage Street Frontage Street Frontage

ROW DWELLING FLAT DWELLING

Carpark

Street Frontage Street Frontage



The number of subdivided parcels (yield), land size and frontage width are determined in accordance withminimum requirements for the respective development types, as shown in the relevant Council’s DevelopmentPlan. Only development types permissible under the LGA Development Plan are shown. Land parcels under strataand community titles do not realise increased land values as subdivisions do not provide full control of the landparcel. Flats dwelling type assumes no land subdivision.

DWELLING TYPE YIELD PARCEL LAND SIZE STREET FRONTAGE

REDEVELOPMENT OPTIONSOR

1 2

123

R3B

DETACHED 2 828 m² 18.3 m

SEMI-DETACHED 2 828 m² 18.3 m

ROW 2 828 m² 18.3 m

GROUP 2 828 m² 18.3 m


ROW 3 552 m² 12.2 m

GROUP 3 552 m² 12.2 m

FLATS 3 552 m² 12.2 m


SEMI-DETACHED 4 414 m² 9.1 m

ROW 4 414 m² 9.1 m

GROUP 4 414 m² 9.1 m

FLATS 4 414 m² 9.1 m

GROUP 5 331 m² 7.3 m

FLATS 5 331 m² 7.3 m



This Property is located in the following zone and policy area of the relevant Development Plan:

Zone: ResidentialPolicy Area: Mid Suburban

Min. Land Size Min. Frontage Width

Note: PointData has incorporated some quantitative requirements in its calculations such as minimum allotmentareas and minimum frontages.

However, other quantitative and qualitative requirements which may impact on the developable envelope andbuilt form may not have been considered; including, but not limited to: vehicle access and parking, landscaping,overlooking, overshadowing, waste management, minimum setbacks and minimum private open spacedimensions.

Councils assess development against both qualitative and quantitative requirements of a Development Plan,including Objectives, Desired Character Statements and Principles of Development Control. PointDatarecommends engaging an accredited planner to assess development plan consent conditions.

For more information please refer to your local council's (Charles Sturt) development plan, available at SA.GOV.AU

FRONTAGE WIDTH

PRIVATE OPEN SPACE

1

2

3

45

Front setback

Side setback

Rear setback

Second storey side setback

Second storey rear setback

1

2

3

5

4

COUNCIL DEVELOPMENT PARAMETERS

Detached 300 m² 8.0 m

Semi-detached 250 m2 8.0 m

Row 250 m² 8.0 m

Group 300 m² 16.0 m

Flats 300 m² 16.0 m

Development Envelope Legend



https://www.sa.gov.au/topics/planning-and-property/development-plans

This Property Development Potential Report is the first step of the property development process and should beused as a guide only. This report is only an indication of whether the property is worth developing. There aremany important variables at play when calculating developability based on profit. The net profit results are highlydependent on the purchase price of the property or parcel.

If you are intending to only sub-divide this property, you may want to know more about:

> What are the financial considerations?> Are there other subdivisions in the area?> Encumbrances/Easements listed against the property> Survey advice> Organisations that can assist you in the sub division process;

This report allows you to proceed in the property development process at your own accord (where you carry therisks of development). However, there are also options to secure a building contract to fix the developmentcomponent, develop the land in a Joint venture with a builder or developer, or sell the property with a head startnegotiating position for a sales premium.

To ensure the estimated property value presented in this report is accurate, we recommend that furtherinvestigations be undertaken by professional consultants, such as (but not limited to) a registered property valuer,accountant, financial lender or bank, council planner, architect and/or builder and Real Estate agent.

If you require further information relating to this property, contact Land Services SA.

Other PointData reports that may assist you:

> Vendor Listing & Market Profile Report - A report tailored for the Real Estate professional, buyers andsellers. It provides a property value estimate as well as neighbourhood history, analysis, trends andcomparisons.

> Property Value Report - A property value estimate report with detail on the accuracy and precision of thePointData AVM (automated valuation model) and land price estimates.

ADDITIONAL INFORMATION



This publication (Product) is compiled by PointData Pty Ltd, (Company) ACN: 166 676 919 and contains content owned or licenced byPointData Pty Ltd and its related entities. By acquiring or accessing the PointData products, you acknowledge and agree to the followingdisclaimers;

> Each of which limits any liability that we may otherwise owe you (whether in contract, tort or otherwise);> The Company does not warrant the accuracy or completeness of the information in the Product;> The information in the Product is general in nature, current as at that the date you acquire and does not constitute advice;> The information in the Product is provided for general information purposes only and is a summary based on selective information

which may not be complete for your particular purposes;> We have not, and have no obligation to, take into account any of your particular circumstances or goals.

Any estimated value or value ranges and target sales prices in the Product are based on public sales history (which has not beenindependently checked or verified by us) and may not include all sales. You acknowledge and agree that sales history and past performance isnot indicative of future performance.

The Product does not guarantee any particular investment return, sale price, financial performance, or salability of a particular property ordevelopment.

The Product is not a professional appraisal of the subject property by a professional valuer, builder, architect or sales agent, and should not berelied upon as such.

Any information in the Product relating to the development of the property is subject always to council consent and approval.

Any information in the Product relating to estimated development costs are indicative only and based on the Company’s reasonable estimatesof likely development costs. It should not be relied upon as certain or fixed costs, and should not be considered an exhaustive list of all typesof development costs. Other development costs may apply. © Copyright 2019 PointData Pty Ltd.

All Terms and Conditions as applied from the SAILIS site apply to the Product.

For full terms and conditions refer to our website: www.pointdata.com.au

WARNINGThe information contained in this dataset is extracted from records of land status and cadastral boundary definition held by the Governmentof the State of South Australia (the "State"). The information is not represented to be accurate, current, complete, or suitable for any purpose,at the time of its supply by the State, and may have changed since the date of supply by the State.

The software by which the information is provided is not represented to be error free.

No responsibility is accepted by the State for any reliance placed by any person upon the information, or the software by which it is provided.Persons acquiring or using the information and its associated software must exercise their independent judgment in doing so.

COPYRIGHTCopyright in the information remains with the Crown in right of the State of South Australia. The information is reproduced under licence fromthe Crown.

END OF REPORT

© Copyright 2019 PointData Pty Ltd and its licensors.All information, data (including the Data) and content in the Product, without limitation, is protected by Australian and international copyrightand other intellectual property laws. You undertake, represent and warrant to us (for ourselves and on behalf of our licensors) not engage in

any conduct or do anything which interferes with or breaches those laws or the intellectual property rights in the Product or Data.

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