Important things to consider when purchasing a block of land
When buying land, it’s important to know basic fundamentals about the land on offer. Regardless of where you’re buying land, there are certain considerations to account for when choosing the perfect block.
THE LAND SIZE & LOCATION
The size and location of the block will determine how much you pay and the sort of house you can build. Will your dream home fit the block? Are you thinking about building on the side of a hill? Think about affordability and overall maintenance required when choosing the size.
Some councils have a maximum “site coverage” of 50%, so the land size will determine the maximum size of the new house. New estates often have a minimum house size rule so make sure you know all the conditions that come with the land you are looking to buy.


THE LAND MEASUREMENTS
The actual boundary measurements for a block of land can vary substantially from the title measurements especially in older suburbs. If you discover this discrepancy after you have purchased the property, it will be too late and very costly to legally fight.
So, it is very important to physically measure the width and depth of the fence lines and raise any concerns with the real estate agent prior to signing the contract of sale.
Note: A builder or surveyor can help with these land measurements if necessary.
THE ORIENTATION OF THE LAND
Using the site’s natural features can have a significant impact on reducing your energy bills. The best orientation is for the rear of the property to face north or north west. This will allow the main family living area, the alfresco area and the backyard to be north facing and make the most of the natural sun during all four seasons. Generally, living areas that face north will have the maximum exposure to the sun and will be a lovely space to be in.
The narrow ends of your home are best on the west and east, while the wide sides are best facing north and south. It might not be always possible though and other land orientations can also be made to work with good architectural design but will have some minor compromises.


EASEMENTS & COVENANTS
It is important to check the “land title” to see if there are any easements or covenants affecting the land that will place restrictions on which areas of the land can be built on and any specific building and design requirements for the new house. Check if there are easements for services, e.g. sewerage, drainage or electricity.
You also need to be clear about any covenants that will limit your choice of building material or the size of home you are able to build, e.g. single or double-storey.
COUNCIL ZONING & OVERLAYS
The council town planning certificate in the ‘contract of sale’ for the land will list the zoning classification and any overlays affecting the land. The zoning determines what can be built on the land and various overlays place specific restrictions on the use of the property.
For example, a “vegetation overlay” will spell out what trees cannot be removed from the property, and a “heritage overlay” will often prohibit the demolition of the existing house and place specific conditions on any renovations to the existing house.


INFRASTRUCTURE
Ask your land sales consultant about the location of infrastructure such as Telstra pits, electrical substations, and temporary or permanent water treatment plants.
If future plans for infrastructure are outside their control, ask them who can provide the information. Remember they are there to help and it is always worth asking the question.
Note: A builder or surveyor can help with these land measurements if necessary.
THE SLOPE OF THE LAND
Some blocks are less expensive than others of a similar size due to specific attributes of the land, these can include a fall – the amount of slope the land exhibits or a fill – how much additional soil was needed to level out the land. Most properties have some slope or angle on the land and this can have some effect on the design of the new house.
Generally speaking, land that slopes down away from the street is not ideal, because surface drainage and stormwater will be falling back towards the front of the house. This will require additional drainage works and the new house will sit down much lower when viewed from the street.
Land that is completely flat can also require additional drainage works around the perimeter of the new house to allow for proper surface and garden drainage.


THE SURROUNDING PROPERTIES
It is important to study the properties directly adjoining and behind the block of land you are looking to purchase. The size and position of the adjoining buildings as well as their main window positions will have some impact on your new house design. Also, the position of any adjoining swimming pools and tennis courts will also be important to your house design.
Note: a builder or surveyor can help answer any concerns about the impact of surrounding properties.
ACCESS & DRIVEWAY
Ever heard of a crossover? The crossover is the access point from the street to your block, once your home is completed your driveway will link up to your crossover. When buying land in a new estate it’s important to know where the crossover is located so you can design your new home accordingly.
Keep in mind that bulldozers, concrete trucks, bobcats or other sorts of machinery may be needed on the job so the driveway needs to be accessible and usable for these kind of vehicles.


POWERLINES
Overhead power lines on your side of the street are obviously not ideal and a power pole directly in front of the property is often a big negative.
Also note, that the overhead power mains for adjoining properties can cut across your land which you also want to try to avoid.
Note: The power mains for your new house can be put underground but at an additional cost.
BIG TREES
Most councils have restrictions on the removal of “significant trees” from a property. Generally, if an average size man cannot wrap his arms around the trunk of a tree and cannot join his fingers then the tree will be considered “significant” and a council permit will be required to either prune or remove the tree. If the tree is healthy it may not be allowed to be removed.


COMBINED SEWERS
In the older inner-city suburbs, it is very common to have a “combined sewer” with an adjoining property. This means that both properties share one sewer main. If this is the case it is very important to have a plumber assess the common sewer and advise you of the possible implications regarding the design and additional costs.
Always check the “sewer plan” in the contract of sale to see if there is a combined sewer and if you have any doubt ask the real estate agent.
DREAM BLOCK
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