Preliminary Feasibility
27 Bellbird Avenue, Ringwood East
Dual occupancy, side-by-side · Settlement 60 days · 4 Aug 2026
Net profit
$284,000
realistic scenario
Return on equity
41.2%
ROI 14.8%
Equity required
$689,000
35.9% of project cost
Project cost
$1,919,000
2 dwellings
In briefThe realistic scenario returns a net profit of $284,000 (41.2% on equity) on a total project cost of $1,919,000 across 2 dwellings. It requires $689,000 of equity (35.9% of cost). Even the pessimistic scenario stays profitable at $166,000.
| DWELLINGS |
| Dwellings: | 2 × 22.0 SQ (204 m² each) | |
| Configuration: | 4 bed, 2.5 bath, 2 garage | |
| Specification: | Medium | |
| ACQUISITION |
| Purchase price: | | $820,000 |
| Stamp duty: | Transfer duty (VIC, auto) | $45,070 |
| Fees & adjustments: | Titles, PEXA, adjustments | $3,400 |
| Legals (conveyancing): | | $1,800 |
| Acquisition costs: | | $870,270 |
| SOFT COSTS |
| Design & documentation: | Architect, engineering, energy | $38,000 |
| Town planning: | Permit, consultants, survey | $22,500 |
| Subdivision: | 2 lots, incl. service connections | $31,000 |
| Soft costs: | | $91,500 |
| CONSTRUCTION |
| Build cost: | 2 × 22.0 SQ @ $19,800/SQ | $871,200 |
| Demolition & site prep: | | $28,000 |
| Contingency: | 5% of build | $43,600 |
| Construction total: | | $942,800 |
| HOLDING COSTS |
| Loan interest: | 65% LVR @ 6.4%, 16 months | $88,400 |
| Rates, land tax, insurance: | | $14,600 |
| Holding costs: | | $103,000 |
| TOTAL PROJECT COST: | | $1,919,000 |
| REVENUE & RETURN (REALISTIC) |
| Gross realisation: | 2 × $1,180,000 | $2,360,000 |
| Selling costs: | Agent 1.8% + marketing + legals | $54,900 |
| GST on margin: | Margin scheme | $102,100 |
| Net profit: | | $284,000 |
| ROE (Project): | | 41.2% |
| ROE (Annual): | | 30.9% |
Preliminary feasibility only - all figures are estimates and should be verified with your own consultants, council and financiers before acting.