Dual Living
Single Contracts
Dual living dwellings are usually offered and built as "House and Land" packages with split contracts. At TIPP we have access to single contract builds, which also defines them as acceptable for purchasing within SMSF schemes (Self-managed Super Fund).
What are dual living properties and why invest in them?
Dual living constructions consist of three main categories:
- Duplex
- Dual Occupancy
- Dual Key
The differences between the three are mainly due to titling, and this often depends on local Councils, and the designations, requirements, and particular types of constructs they allow.
All three categories of dual living are similar to a house, but they differ in that they are primarily two dwellings under one roofline.
Duplexes are strata-titled and require specific rezoning and other strict guidelines to provide two individual titles. These requirements also increase council charges and titling costs. Duplex prices then rise accordingly to approximately $100,000 more than equivalent Dual Occupancy and Dual Key properties, which are on only one title. Duplexes may bring in slightly higher rents; however, the yields are still usually less than Dual Occupancy / Dual Key returns, which can be higher than 7%.
No matter the style, each dual living unit features a private entrance and is entirely self-contained with a fire-rated common wall dividing the two properties. Beneficially this also provides acoustic insulation between the two units. Water and electricity meters, mailboxes, clotheslines, et al. are also separately installed for each dwelling.
Configurations are set by bedrooms/ bathrooms/ cars per dwelling, with the bedroom configurations being 4+1, 4+2, 3+1, 3+2, 3+3 (e.g. four-bedrooms one dwelling, and one-bedroom the other). Bathrooms and Garages are typically either 1 or 2 in the primary residence, and 1 in the secondary unit (except for duplexes which tend to feature mirror configurations).
Each of these types of construction is built on a standard residential land block, though there are specific land size criteria for different areas and estates.
A small selection of dual living from our current availability
This is a small sample of our currently available investment properties.
Assuming a criteria of combined income of $120,000, single income of $100,000, or equity in your own home, these properties demonstrate the approximate benefits to purchase and hold. Some of our list may be purchased as a single contract, therefore suitable for SMSF. Please contact us for details.
$136 Cashflow Positive per week
Dual Occupancy
- Profile id 10002
41km north of Brisbane CBD
$458,000
4+1 Bedroom, 2+1 Bathroom, 1+1 Garage
$150 Cashflow Positive per week
Dual Occupancy
- Profile id 10001
35km south of Brisbane CBD
$525,000
3 + 2 Bedroom, 2 + 1 Bathroom, 2 + 1 Garage
$100,000 Instant Equity
Duplex
- Profile id 10005
Hunter Region, NSW
$685,000
4+4 Bedroom, 2 + 2 Bathroom, 1 + 1 Garage
Pro's and Con's
Investors need to be aware that, although dual income properties are desirable, they need to be careful they are dealing with experienced builders and developers who are considerate of Local Government Area's (LGA's) different regulations.
For example; Queensland.
- The Sunshine Coast, Toowoomba, & Scenic Rim councils allow Dual Living property constructions throughout their LGA.
- They are currently allowed in Ipswich City (in the Western suburbs) , Logan City, (in the southern suburbs), and Moreton Bay (in the northern suburbs).
- In only a few Brisbane City and Gold Coast locations, may they be constructed, and only under certain conditions.
- Several Queensland Councils only allow the second dwelling to be one-bedroom, and no larger than 48m2.
- Other Councils only permit dual living houses to share one main entrance, with the provision of 2 further private entries once inside – typically one upstairs, the other down. This configuration is commonly known as a dual-key.
"The way we see it, dual living properties can offer a range of investment prospects. If an investor purchases a newly created dual living and leases out both sides, they will receive the benefit of two rental incomes instead of one. Also, two units on a single title will attract only one set of council rates and no strata fees. The electricity and water are on separate meters; however, these two costs are the tenants' responsibility".
This configuration also provides a unique opportunity for owner-occupier arrangements. A property owner, (investor), can live in one unit and lease out the other to tenants, or provide an independent living space for aging parents or teenagers. This style of housing also appeals to tenant's that may wish to rent the "Main" building and have their parents / children rent the auxiliary.
At TIPP, we are often approached to provide solutions for tailored investment strategies, and we view dual living options as an asset in most Investors portfolio. If structured correctly, they tend to be cash-flow positive. Dual Occupancy property in particular also feature several income streams, general affordability, a high rate of return, and associated tax benefits.
TIPP are here to help
Some Councils are phasing approvals out, while others are refining their criteria, so it is crutial to be ahead of the game when planning your strategy.
We understand the various requirements, and plan for any upcoming changes so you don't have any hidden surprises.
At TIPP, we specialise in finding investment properties to suit all budgets and investment objectives. With access to properties across Brisbane, the Sunshine Coast and Gold Coast, we can source a wide range of dual living opportunities. So, if you’re looking for a quality investment property, contact us today.
