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Pink Poppy Flowers

A SPECTACULAR RESCUE FOR AN INVESTMENT IN BANKSTOWN

  • Mar 16
  • 4 min read

[10mF CASE STUDY] FROM A "DEAD" LOT TO A $5 MILLION LUXURY DUAL OCC & $30K/MONTH RENTAL INCOME

An overseas investor living in the US, a "bargain" lot in Bankstown, and a subsurface nightmare named Stormwater. This was more than just an architectural project; it was an 18-month strategic battle to transform a risky investment into a multi-million-dollar profit venture through expert building design.

34 Highland Avenue, Bankstown NSW 2200

1. The Subsurface Deception: An Unprecedented Challenge

Our client closed on the 1213.6 m2 lot, confident in a perfect Duo Occupancy (Dual Occ) project combined with a Granny Flat (Secondary Dwelling). However, the sales documentation fatally concealed critical information: two massive Stormwater pipes ran diagonally across opposite corners of the lot.


The Iron Rule: No construction is permitted within the 2.5m easement (clearance) from the pipe centerlines. The lot was also at the lowest point in the area, collecting runoff for the entire neighborhood. Without a solution, this land was practically "worthless" for property development. The initial architectural drawings did not account for this.


– The overall plan shows the dangerous location of the Stormwater pipes

10mF, as expert designers, arranged Unit 1, Unit 2, and the two Secondary Dwellings to completely avoid the easements.

2. The Expert Alliance Strategy & The Profit Formula

To solve this complex problem, 10mF didn't work alone. We established a tight "alliance" of specialists, comprising:

  • Land Survey: Precise measurement of every millimeter of slope and elevation.

  • Stormwater Consultant (Storm water Sydney): Re-surveying to precisely locate the two pipes and advising on complex technical infrastructure solutions.

  • Experienced Builder: Executing the structural solutions and tightly coordinating the construction timeline and budget.


Investment Value Comparison: What 10mF Delivered

Index

Option 1 (Traditional)

Option 2 (10mF Solution)

Model

1 Main House + 1 Granny Flat

Duo Occ Luxury + 2 Separate Granny Flats

Land Purchase Cost

$1.2M AUD

$1.2M AUD

Construction Cost

~$800k AUD

~$2.0M AUD (Luxury Segment)

Value After Construction

Max $2.0M AUD

$5.0M AUD (2 separate luxury villas)

Net Profit

$0 (Break Even)

$1.8M AUD

10mF Perspective: The difference lies in the courage to think big and the technical execution capability (drafting expertise) to achieve the maximum GFA of 594.6m2 despite the underground pipe obstructions. The preliminary building design utilized the full potential.

3. Superior Cash Flow: 30,000 AUD/Month from both Lot

Beyond sales value, our architectural design aimed to optimize liquidity and cash flow for the investor. A beautiful house isn't enough; it must be an efficient "money-printing machine":

  • Granny Flat: Stable rental income of $550/week.

  • Smart Studio: A financial highlight of 10mF's building design is a Studio with a private side entrance to the main house, yielding an extra $350/week without compromising the privacy of the main occupants.

  • Main House (4 Bedrooms): Rental income of $900/week.

Total: $1,800/week (~$15,000/month) for one lot. This figure far exceeds expectations, turning the property into an asset with exceptionally stable cash flow.


4. Technical Decryption: Adversity Spurs Innovation

The 1.5-year journey was a series of artistic technical breakthroughs led by our experienced drafter and architect team:

  • Piling & Flood Control: Due to the low and sloping land, we designed a piling system to ensure the floor level was above the area's flood level, based on the engineer's report.

  • Granny Flat Ceiling: At the highest part of the lot, we had to lower the ceiling height to comply with the total 4.5m height standard while still ensuring comfortable living space (2m high doors).

  • Shadow Diagrams: Raising the structure affected neighboring properties. 10mF meticulously calculated the shadow cast at specific times to satisfy the Council.

  • Natural Light: To solve the lack of light resulting from maximizing the building volume, a Skylight system was integrated to shine sunlight directly into the ground floor common living areas. The final architectural drawings reflected this detailed planning.

5. Licensing Management: The Master Subdivision Strategy

Typical regulations only permit two dwellings on one lot. 10mF's strategy was a seamless fusion of technical skill and legal acumen:

  • Phase 1 (6 months): Finalizing the compliant architectural drawings and application documents for Duo Occupancy.

  • Phase 2: Leveraging flexible loopholes in the Council's regulatory appendix to align the construction timeline with the property Subdivision. This preparation was key for obtaining necessary approvals like DA CC (Development Application/Construction Certificate) or CDC (Complying Development Certificate).

  • Phase 3: Immediately after dividing the property into two separate lots, submitting the application for the Granny Flat permit, ensuring zero construction delays.




The project at 34 Highland Avenue, Bankstown proves that superior building design does more than solve aesthetics; it must resolve the "pain points" of legal and technical complexities to protect client profits. At 10mF, we don't just draw houses; we engineer genuine financial value through expert drafting and architectural leadership.


Do you own a challenging lot? Don't give up. Turn it into a strength for maximum investment returns.


Would you like us to review your site plan or discuss how we can optimize GFA for your upcoming project?





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