Choosing a Block of Land

Selecting the right parcel of land involves assessing physical attributes that influence building costs and lifestyle outcomes.

Understanding Orientation and Energy Efficiency

The orientation of your block is the most significant factor in determining the energy efficiency of your future home. In Victoria, a north facing backyard is highly desirable because it allows living areas to capture natural sunlight during the cooler months. This passive solar gain reduces reliance on artificial heating and improves the overall comfort of the dwelling. When assessing a block, consider how the sun moves across the site and whether neighbouring buildings or trees will cast shadows that limit your solar access during winter. Poor orientation can lead to a home that is dark, cold, and expensive to run.

Beyond just the backyard, you must consider the placement of glazing and outdoor living areas. A block that forces the main living windows to face west will suffer from intense afternoon heat in summer, requiring expensive shading solutions or constant air conditioning. Conversely, a block that restricts north light may fail to meet the minimum energy rating requirements mandated by the National Construction Code. The shape of the block also dictates the building footprint, so ensure the dimensions allow for a design that maximises the northern aspect while maintaining required setbacks from the boundaries.

Assessing Site Fall and Topography

The slope or fall of the land refers to the change in elevation across the building site. While a sloping block may offer superior views, it often comes with increased site costs due to the need for excavation, retaining walls, and specialised slab designs. In Victoria, a relatively flat block is generally the most cost effective to build on as it requires minimal earthworks. When the fall exceeds two metres across the building envelope, standard volume builder designs may no longer be suitable. You may need a split level design, which increases both the complexity and the price of the build.

Retaining walls are a significant expense that buyers often overlook when purchasing land. If the site requires cutting into a hill or filling a depression, you must account for the cost of structural walls and drainage systems to manage water runoff. These walls must be built to engineering standards to prevent soil movement that could damage your foundations. Always obtain a contour survey before finalising a purchase. This document provides precise measurements of the levels across the site, allowing you to estimate the volume of soil that must be moved and the height of any necessary retaining structures.

Size, Location and Infrastructure

The size of the block determines not only the size of the house but also the amount of private open space available for gardens or outdoor entertaining. You should check the local council planning scheme for site coverage limits, which restrict the percentage of the land that can be covered by buildings. In many Victorian growth areas, smaller lot sizes have become common, meaning two storey designs are often required to achieve a large floor plan while retaining a backyard. Consider the proximity to essential services such as schools, public transport, and shopping centres, as these factors heavily influence long term capital growth.

Infrastructure availability is another critical consideration for new land. While most suburban lots in Victoria are serviced with electricity, water, gas, and telecommunications, some regional or rural blocks may require you to pay for these connections yourself. This can involve significant costs to run cables or pipes from the street to the building envelope. Additionally, check for the availability of high speed internet through the NBN or similar providers. A block that seems like a bargain may lose its appeal if the cost of basic utility connections adds tens of thousands of dollars to your initial budget.

• Northern orientation for living zones
• Total fall across the building envelope
• Proximity to public transport and schools
• Availability of utility connections
• Site coverage and setback requirements