Real Estate Development – How to Choose a Site With Great Development Potential!

We can’t tell you the number of times we’ve seen inexperienced property developers rush in and buy a development site because it looks like a great opportunity, only to find themselves struggling, and regretting their decision, further down the track.

We believe that it’s essential to perform proper due diligence and a thorough site evaluation before making an irreversible commitment to acquire a site, preferably using a checklist.

When we’re satisfied we’re able to develop a site and we’re happy with our initial ‘back of envelope’ calculations, we don’t immediately acquire the site. Instead, we come up with an initial concept. This is where we do some rough sketch layouts (we may even come up with a number of different options), using the Local Authority Planning Codes and Policies.

In most situations, depending on the local authority planning codes, the area of the proposed building will be based on the land remaining after allowing for required boundary setbacks, car parking and maneuvering and open garden landscaped space.

This, together with the preferred unit size (determined through our initial Marketing Research) will indicate the number of units that can be accommodated on the site. To get the maximum benefit out of a site, a competent and experienced architect should be engaged to create these initial concepts.

As we haven’t gained control of the site yet, we can still back out of the deal. We prefer to quickly prepare schematic drawings to determine the true potential of a particular site. Because if we don’t, we’re just gambling with usually very high stakes.

As soon as the concept drawings are finished, we fine-tune our ‘number crunching’ by undertaking a proper financial feasibility study. The purpose of a feasibility study is to establish whether a project is a viable proposition or not.

If the concept doesn’t pan out, we consider the time and effort we’ve put in to be our “insurance premium”, which has just saved us possibly tens or even hundreds of thousands of dollars, and untold stress, by helping us to avoid a problem site.

We use “Feastudy” property development feasibility software that allows us to work backwards to evaluate what the land is worth to us with development approval – this is called the Residual Land Value. This number is very important in calculating what we would be willing to pay to acquire the property.

We use Worst Case scenarios to do our calculations, which means we are conservative in the values that we input. We include anticipated time scales, all costs including consultants and construction costs, as well as likely end sale values, our minimum profit margin, plus a contingency allowance (depending on circumstances especially site conditions).

It is critical that this feasibility calculation is performed correctly.

If we try to develop a site which is not actually feasible, we are setting ourselves up for stress, disappointment, and possibly even large financial losses.

The feasibility study is also invaluable when putting together a JV or Loan Application Proposal as mortgage lenders or other investors can instantly see whether our project will be successful and the level of risk involved.

A lender will only fund a project which can be demonstrated to be financially feasible – however, if we are funding the development ourselves, we need to be just as certain that the numbers stack up.

So many newbie real estate developers miss out the detailed feasibility step, and the really sad result is that they end up suffering, emotionally and financially, and often give up on real estate development completely because they conclude that it “doesn’t work”.

We know that it does work. But only when the detailed feasibility study says it will work. Anything else is simply guesswork and high-stakes gambling. You may get lucky, but the reality is, you could also end up losing your shirt.

Home Interior Design Tips on Decorating Your Space With Wall Art

How to Decorate your Space with Wall Pictures

If a room in your house lacks character, by simply placing some fine art prints on the walls can actually make quite an impact. Wall pictures are a necessary accessory in your home and are great to tie in with the room’s style and color accent. Before you go off to buy some new pictures for your walls there are a few things you need to plan and decide upon. Here is a home interior design guide on how to decorate your space with wall art.

Shop for Wall Art by Room

The kind of home you have and the mood, ambience and style of decor you create, should be perfectly designed to suit your lifestyle. Deciding on a style for your room should be determined by the lifestyle you choose and not by what’s the latest home interior design trend.

Whichever room you are wanting to decorate, whether it be your bedroom, living area, kitchen or office space, you need to decide what you want to get out of that space. For example:

  • do you want to hold dinner parties or entertain?
  • do you want a quiet retreat to get away from the hustle and bustle?
  • Is this an area for the kids to play in?
  • Is this a room for your hobby?

Once you have decided what you want to use the room for, you can now choose a color theme to suit the function of the room. For example, mellow greens and neutrals for your ‘quiet retreat room’, lively yellow for the kids room, or pale tranquil blue for your office space.

So far we have established the function and color of the room in question, this then gives us the basis on choosing the right art prints for the area.

For example:

  • bright colorful cartoon pictures for the kids room
  • mellow pastel floral pictures for your quiet retreat area, or
  • tranquil landscape and scenic pictures for your office space

Choose your Style

Like paint color, artwork can immediately establish or change a room’s mood. Not only can it pull the room together, but you can use it to create a style uniquely your own.

  • traditional & classic
  • modern
  • contemporary
  • fun & entertaining
  • casual
  • romantic

The style of the room is totally dependent on your own personal taste and this is the time when you can inject your own personality into the room through artwork and textured accessories.

Suggested art picture styles:

Fun & Entertaining: Pictures can include bright colors both in the print and on the frame. Fun and entertaining pictures can include kittens and puppies, or comedian actors such as the Three Stooges or Laurel & Hardy.

Modern: With the strong black accents in the framed iron-work and the tapestries, striking black and white photos are a natural choice for a modern and sophisticated look.

Calm Retreat: To reinforce the mood of a nestled, cozy retreat, use artwork with neutral, earthy colors and a horizontal landscape subject.

You can even mix and match different styles to create a unique style of your own. For example, frame traditional black and white photo prints in a modern black iron frame.

Arranging and Hanging your Pictures

In order to get the maximum effect of your wall pictures in terms of adding character and a focal point to the room, you need to decide where and how you want to hang them.

Here are some suggestions to help you decide how to get the best effects from your pictures:-

Modern Gallery Look: To create a modern art gallery feel, particularly nice in hallways, lobbies and stairwells, give each piece ample breathing room. Stand at the center of the first piece and take one swift, or two small steps along the wall. This is a good center for the next piece.

Above a Sofa: When placing art above furniture such as a sofa, you need to hang the picture about six to nine inches above the sofa, or at eye level.

Cluster Arrangements: Tightly group an even number of pictures together to give a statement or a focal point. This works on either large or small wall spaces, depending on the look you want.

In a row: By placing an odd number of pictures in a horizontal line to each other gives balance and the sense of space. This works well in hallways or stairwells.

By deciding where and how to hang your pictures, whether it be a tight cluster or a single print above a sofa, you can then determine the size and shape of the pictures you need to buy.

When you have decided on the room’s function, color and style, you are in a much better position to go shopping for wall pictures that fit in with the overall theme.

Summary

Wall pictures are an underestimated home interior design accessory. This is probably because most people do not know what to do with their pictures in order to get the maximum effect in a room. Before you go hanging up your pictures make sure you plan ahead what you want to get out of that room. Decide on the function, style and color of the room first before you buy your artwork. By doing this you are in a much better position to buy the right type of art picture to fit in with the theme and color accent of your room.

Finding Opportunities for Real Estate Development

People often think that in order to be a real estate developer you have to stick a shovel in the ground. Nothing could be farther from the truth. What land developers do is make some change to the real estate that will increase its value. Real estate development potential exists where the parcel can be transformed in some way so that it will appeal to more types of buyers. Two of the cardinal rules in the land development business are that the value of land is always relative to how (or if) the property can be used, and the value of the land parcel increases when the property can be used by either more buyers or additional categories of buyers.

In reality, opportunities for real estate development are all around you because there are several ways of developing land that don’t involve building. It is true that sometimes development through change involves building, such as modifying an existing structure or demolishing it and building a new one. But many more real estate development opportunities exist where the change to the property is invisible.

For example, suppose you find a residential property located on a street that takes a lot of traffic. The appeal (and therefore, the value) of the parcel is limited because the only potential buyers are people who wouldn’t object to living in a house on a busy street. Chances are, the highest and best use of this property is something other than straight residential. So you would want to determine if there were alternative uses possible to expand the market for this property and increase its value. How would you find this out?

The first thing you should do is determine what uses of the property are allowed under the current zoning by reviewing the zoning map and ordinance available at the municipal office. Once you locate the property on the zoning map, you will see what zoning district the property is in. Then you would read the provisions in the zoning ordinance for that district. These would deal with several issues: uses permitted “by right” (meaning that no use approval is necessary), special uses permitted only when approval is given by a municipal board, and dimensional requirements, such as the minimum lot size and width, building setbacks and the height of structures. (You should review the entire ordinance because there may be other provisions elsewhere in the book that would also apply to the property.)

The particular zoning classification might permit single-family detached houses on the specified lot size by right. But it might also allow the property to be used as a school, church, or day care facility when authorized by the municipality so long as the property satisfied some specific conditions. These might require that the total land area of the parcel be a certain minimum size (e.g., at least 10 acres), the property be serviced by public utilities, or that the building and paved areas not exceed a certain percentage of the total land square footage of the parcel.

Next you would review the municipality’s comprehensive or master land use plan. This document might say, for instance, that the local government wanted to encourage professional office uses in the area where your property was located. This would indicate that the municipality might be open to either a change of the zoning classification for the property or allow it to be used for professional office by granting a “use variance.” A variance does not change the underlying zoning classification of a property, but essentially permits the property to “violate” some provision of the zoning. In this case, a use variance would allow the property to be used for something other than a single family detached home, church, school or day care. However, the municipality would likely impose some conditions and restrictions in exchange for the variance, such as preservation of the existing structure or limitations on the total amount of building square footage that could be built.

If you could develop this property by getting a change of use approved, the property would certainly be worth more than as a home. You could then sell it to buyers who wanted to construct an office building to either lease out the space or sell the property once the office facility was completed.

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