Single story build cost

sp85 · Mar 14, 2023 4:56 pm

Does total build cost (excluding land) of $290K sound reasonable for a 4 bedroom 21sq single storey house (Victoria) in the current market including fixed site costs, upgrades like high ceiling, 40mm stone bench-tops, floor to ceiling tiles in bathrooms, evaporative cooling etc, basic landscaping, blinds and driveway?

orionnebula · Mar 14, 2023 7:04 pm

No. For a ~200sqm home - you'd probably have to double that price to get close.

sp85 · Mar 14, 2023 7:35 pm

May be my OP was a bit confusing, I was looking for approximate build cost (excluding land).

orionnebula · Mar 14, 2023 8:12 pm

Yes, that's how I answered.

For a single storey home you'll likely be looking at anything between $2,000 - $3,000 per square metre. 21sq is ~200sqm so $400k-$600K depending on the level of finishes you want. Given you want higher finishes like higher ceilings, stone benchtops etc etc, expect more toward the upper range. Then you can add even more for the extras you mention like landscaping, window furnishings and driveways which are not normally included.

Your best bet may be to just approach some local builders to try and get a sense of approximate costs.

sp85 · Mar 14, 2023 8:18 pm

Thanks

stonesthrow · Mar 15, 2023 5:51 pm

You'd be lucky to be under 600k imo. Maybe if you went with a cheap volume builder it would be less, but you'll get a poor quality home and most likely have a bad time.

AVM470 · Mar 16, 2023 10:18 pm

Single storey shouldn't get to $600k assuming it's your standard suburban dwelling. Even double storey should be able to be under. A lot would depend on finishes and extent of site works required, so i don't think you should really go by anything on here. No one is right or wrong, there's simply not enough detail.

stonesthrow · Mar 16, 2023 11:55 pm

AVM470

Single storey shouldn't get to $600k assuming it's your standard suburban dwelling. Even double storey should be able to be under. A lot would depend on finishes and extent of site works required, so i don't think you should really go by anything on here. No one is right or wrong, there's simply not enough detail.

I'm not sure you understand how much build costs have gone up and the op wants upgrades plus some landscaping. Realistically I think even with a cheap volume builder you'd be between 500-600k for all that.

AJ1111 · Mar 17, 2023 10:50 am

Some fairly high pricing estimates here. Can't speak for VIC as I'm building in Sydney metro, which should be comparable ?

$1900 per sqm with Claredon, includes many upgrades. Preparing to sign contracts and we've been overly cautious with our PA's being high to minimise blowouts. Landscaping will be on top, roughly will come to $2200 per sqm or a bit under all in.

Ashington Homes whose been really transparent on this forum has said before expect around $2700 per sqm for single storey full custom design, high level of finishes with demo/landscaping included. For certain, you can build with a respectable volume builder much cheaper with decent finishes.

stonesthrow · Mar 17, 2023 11:35 am

AJ1111

Ashington Homes whose been really transparent on this forum has said before expect around $2700 per sqm for single storey full custom design, high level of finishes with demo/landscaping included. For certain, you can build with a respectable volume builder much cheaper with decent finishes.

I just find this hard to believe. Maybe NSW is different to SA. I've heard ACT is worse than SA.

We're looking at $470k for a single storey 170m2 3bdr 2 bath. Using a proper custom builder who is decent quality, but our specs are as low as possible (cost effective cladding, cheap tapware, laminate benchtops etc.) and we've taken out all robes, shelves, AC and HWS. No landscaping. It's bare bones. We've got about $50k extra for good windows, more insulation, quality weather membranes and site costs. But this doesn't offset those basic items we've removed.

If we were to include all the basics, go high spec and include some landscaping, we'd be over 600k.

AJ1111 · Mar 17, 2023 12:08 pm

stonesthrow

AJ1111

Ashington Homes whose been really transparent on this forum has said before expect around $2700 per sqm for single storey full custom design, high level of finishes with demo/landscaping included. For certain, you can build with a respectable volume builder much cheaper with decent finishes.

I just find this hard to believe. Maybe NSW is different to SA. I've heard ACT is worse than SA.

We're looking at $470k for a single storey 170m2 3bdr 2 bath. Using a proper custom builder who is decent quality, but our specs are as low as possible (cost effective cladding, cheap tapware, laminate benchtops etc.) and we've taken out all robes, shelves, AC and HWS. No landscaping. It's bare bones. We've got about $50k extra for good windows, more insulation, quality weather membranes and site costs. But this doesn't offset those basic items we've removed.

If we were to include all the basics, go high spec and include some landscaping, we'd be over 600k.

Wow, seems pricing in SA is off the charts. Why though? I thought Sydney pricing would be some of the highest around.

I'm not promoting Ashington Homes, I personally couldn't afford their prices, but I don't see why their posts wouldn't be true costs. Below is from a post they made this week in another thread.

"We have another client who hates shutters and wants fire rated glass, this is where costs blow out. That house is 368sqm has a swimming pool, including demo and landscaping will be $1.3m so roughly $3500/sqm, St Ives is roughly $3100/sqm including pool, landscaping, demo and design."

This is a flame zone pricing, even includes a pool.

Maybe Sydney is a bargain to build.

StructuralBIMGuy · Mar 17, 2023 1:34 pm

AJ1111

Maybe Sydney is a bargain to build.

LOL, your comparing build cost St Ives? here

Thousands of NSW residents migrating to other states
That's why people are leaving sydney in droves

ponzutwo · Mar 17, 2023 1:49 pm

stonesthrow

AJ1111

Ashington Homes whose been really transparent on this forum has said before expect around $2700 per sqm for single storey full custom design, high level of finishes with demo/landscaping included. For certain, you can build with a respectable volume builder much cheaper with decent finishes.

I just find this hard to believe. Maybe NSW is different to SA. I've heard ACT is worse than SA.

We're looking at $470k for a single storey 170m2 3bdr 2 bath. Using a proper custom builder who is decent quality, but our specs are as low as possible (cost effective cladding, cheap tapware, laminate benchtops etc.) and we've taken out all robes, shelves, AC and HWS. No landscaping. It's bare bones. We've got about $50k extra for good windows, more insulation, quality weather membranes and site costs. But this doesn't offset those basic items we've removed.

If we were to include all the basics, go high spec and include some landscaping, we'd be over 600k.

sounds like a rip off. 485k got me 32squares, raked ceilings up to 3m, raised ceilings everywhere else. square set plaster, spa, major upgrades to everything, 24kw actron aircon, see through fire place, second highest caeserstone category throughout. Built in joinery, double galzing throughout just to name a few of the big ticket items. never got hit with a price rise/variation. Been in 5 months now.

AJ1111 · Mar 17, 2023 1:51 pm

StructuralBIMGuy

AJ1111

Maybe Sydney is a bargain to build.

LOL, your comparing build cost St Ives? here

Thousands of NSW residents migrating to other states
That's why people are leaving sydney in droves

Being a bargain was a bit tongue in cheek. Although, compared to the pricing Stonesthrow is paying in SA for a fairly basic finished build, something seems amiss.

ponzutwo · Mar 17, 2023 2:00 pm

AJ1111

Although, compared to the pricing Stonesthrow is paying in SA for a fairly basic finished build, something seems amiss.

yeah. don't know what due diligence or shopping around they did but I've taken a quick scan of some of builders in SA, and their sticker price even with 100k added to it doesn't ad up to the pricing they mentioned.

Seems they might be paying the custom builder tax to build a low spec home when they could just as well have used a volume builder and gotten better value.

Personally I wouldn't be looking at custom builds unless there was a reason or budget to do so. i.e. the block is difficult or you wanted to take advantage of a specific aspect of the block, or you were building a +1M home, or you really wanted a traditional weatherboard home etc. I think at around the 800k-1M mark the value proposition for a volume builder starts suffering diminishing returns and would be looking at custom then.

stonesthrow · Mar 17, 2023 5:52 pm

ponzutwo

AJ1111

Although, compared to the pricing Stonesthrow is paying in SA for a fairly basic finished build, something seems amiss.

yeah. don't know what due diligence or shopping around they did but I've taken a quick scan of some of builders in SA, and their sticker price even with 100k added to it doesn't ad up to the pricing they mentioned.

Seems they might be paying the custom builder tax to build a low spec home when they could just as well have used a volume builder and gotten better value.

Personally I wouldn't be looking at custom builds unless there was a reason or budget to do so. i.e. the block is difficult or you wanted to take advantage of a specific aspect of the block, or you were building a +1M home, or you really wanted a traditional weatherboard home etc. I think at around the 800k-1M mark the value proposition for a volume builder starts suffering diminishing returns and would be looking at custom then.

Well I did at least some due diligence by avoiding a volume builder

We would like assurance that our house is built to code.

I took our plans to 6 builders so yes I got a fairly good indication of prices over the last 12 months. We were with a cheaper (50-100k less) custom/volume builder, but saw some of their current builds that were pretty average so decided to pull the pin.

Anyway, good luck to you all!

Budapest · Mar 18, 2023 12:11 am

ponzutwo

sounds like a rip off. 485k got me 32squares, raked ceilings up to 3m, raised ceilings everywhere else. square set plaster, spa, major upgrades to everything, 24kw actron aircon, see through fire place, second highest caeserstone category throughout. Built in joinery, double galzing throughout just to name a few of the big ticket items. never got hit with a price rise/variation. Been in 5 months now.

Out of interest when did you sign contract?
From what I’ve seen there is a huge difference between signing mid 21 vs now?