Browse Forums Building A New House 1 Mar 09, 2008 11:53 am We own a block of land, west of Melbourne, and we're finally read to start building on it. After about 2 weeks of reading and looking around, the pile of questions seem to grow faster than the pile of answers
I browsed around on this forum and got a lot of answers. Very useful I have some more questions (apologies if I missed threads that cover these): 1. Our block isn't exactly square, so most of the standard plans don't fit. Is it worth while to get an independent architect to come up with plans, or should we just get a standard plan and make some alterations? Would an architect be much more expensive? 2. Another option is to go double story. Does an extra story add much more cost? In other words does 100m2 stories cost the same as a 200m2 single story? 3. Is the costs on this thread still relevant? It's been a while since they've been posted. Re: A bunch of newbie questions 2Mar 09, 2008 5:52 pm Hi virgin-builder,
I like your name . There are a lot of plans out there that would cater to oddly-shaped blocks. Also, most builders are willing to alter plans to suit your block. As for getting an architect, probably it would be better to do that, but I'm not sure about the additional cost to it. I noticed that when you go from single to double storey, it's more expensive. Say, if you plan to build a 34-sq house and it's a single storey, it might cost you $190K (base price). If you buld a double storey, the base price would be a bit dearer, say, $250K. You need to visit some display homes to get an idea how much the houses (base price) are at the moment. Prices keep changing, you know. ----------------------------------------------------------------------------------------- Built the Nevada 42 Next project - landscaping! Re: A bunch of newbie questions 3Mar 09, 2008 8:15 pm Thank you VJ. The name feels very apt at the moment. Hopefully it'll change in the next few weeks/months
I haven't counted the number of plans that I've seen, but I'm starting to dream about floor plans. Very few of them fit our block, and those that do aren't very nice As it turns out relatively short (no longer than 17m) but wide plans work the best; whereas most plans seem to go long and narrow. I've already exhausted all the big builders' websites and quite a few extra. If you know where I can find a good plan, I'm all ears! Re: A bunch of newbie questions 5Mar 10, 2008 8:42 am virgin-builder 1. Our block isn't exactly square, so most of the standard plans don't fit. Is it worth while to get an independent architect to come up with plans, or should we just get a standard plan and make some alterations? Would an architect be much more expensive? Generally its quite a bit more expensive to have a custom designed house built compared to a project home. Project home builder can build homes for around $500m2 whereas you can get the same builder to price up up plans it may be over $1000m2. Quality builders are more likely to start pricing at $1500m2 and go from there. virgin-builder 2. Another option is to go double story. Does an extra story add much more cost? In other words does 100m2 stories cost the same as a 200m2 single story? Generally the 2 story option will be cheaper. There is a lot less roof and slab to cover the same amount of living area for the 2 story 30sq Single compared to a 30sq double story. Re: A bunch of newbie questions 6Mar 10, 2008 8:47 am LOL Didn't think about that. Do you think I can get Richard to sponsor my house? Re: A bunch of newbie questions 7Mar 10, 2008 11:43 am As your in Melbourne's west why not give Keogh Homes a visit.
They have spec homes but are more than willing to adapt/change or build from new according to what you want, and produce a high quality product. We went to them when we were think of building with them and they certainly had good ideas and asked the right questions. I personally haven't built with them but just bought an ex-Keogh built home in the area we wanted (pure coincidence) and it's very much "non-standard" but suits the way we live. I went to see them and they gave me copies of the original floorplans to me. Their display home/office is in Tarneit. mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard Re: A bunch of newbie questions 8Mar 10, 2008 12:41 pm Shady,
Perhaps I'm looking at the wrong places but the builders I'm talking to don't come close to $500/m2; even without alterations. That's about $4650 per square. If anybody can build for this price I would really like to meet your builder! I don't think it is just a matter of squeezing an extra story between a roof and a slab, is it? If we go double, won't I need to get a more expensive slab? And won't I need a sturdier frame to hold everything up? I think the question is: does the extra cost for adding a second story offset the savings for a smaller slab? From VJ's post it doesn't seem that way. Re: A bunch of newbie questions 9Mar 10, 2008 12:45 pm virgin-builder As it turns out relatively short (no longer than 17m) but wide plans work the best; whereas most plans seem to go long and narrow. I've already exhausted all the big builders' websites and quite a few extra. If you know where I can find a good plan, I'm all ears! What about homes for acreage? These are usually very wide but only 1 or 2 rooms deep. For example: http://www.masterton.com.au/thedesigns/ ... ection.htm After 4 years - we're in! Re: A bunch of newbie questions 10Mar 10, 2008 12:48 pm Thanx to_do_list,
I'll definitely have a good look at Keogh Homes. Unfortunately I can't see much from their website, which means it'll have to wait until I go towards the west again... Re: A bunch of newbie questions 11Mar 10, 2008 12:50 pm Quote: I think the question is: does the extra cost for adding a second story offset the savings for a smaller slab? From VJ's post it doesn't seem that way. I was wondering too why a double storey house with the same size as a single storey is more expensive (both with standard facade). Well, that is what I noticed when we asked for quotes from different builders. The price per sqm is higher for double storey. Probably the experts on this forum can shed light on this. ----------------------------------------------------------------------------------------- Built the Nevada 42 Next project - landscaping! Re: A bunch of newbie questions 12Mar 10, 2008 12:52 pm virgin-builder Shady, Perhaps I'm looking at the wrong places but the builders I'm talking to don't come close to $500/m2; even without alterations. That's about $4650 per square. If anybody can build for this price I would really like to meet your builder!. I think your confusing m2 with squares. There's about 9.25m2 to the square. ie A house which is 397m2 is approx 43squares. $4650 divided by 9.25 gives you $507.56 per square meter, so you've found yourself a cheap project builder. And $500 per sm is about the cheapest you get. Anthing under $750 is quite cheap. Up to $1000m2 is still project builders prices. virgin-builder I don't think it is just a matter of squeezing an extra story between a roof and a slab, is it? If we go double, won't I need to get a more expensive slab? And won't I need a sturdier frame to hold everything up? I think the question is: does the extra cost for adding a second story offset the savings for a smaller slab? From VJ's post it doesn't seem that way. There are other things to consider that can push the price up but slab design is not really one. Slab design is more a question of soil type and stability. A typical M class slab can be used for both single and double story homes. Re: A bunch of newbie questions 13Mar 10, 2008 1:06 pm By the way, when I said double storey houses seem to be higher in price than single storey houses per sq or sqm, I was referring to the base price of the house (using standard/traditional facade). This does not include the site costs. ----------------------------------------------------------------------------------------- Built the Nevada 42 Next project - landscaping! Re: A bunch of newbie questions 14Mar 10, 2008 1:18 pm Shady I think your confusing m2 with squares. There's about 9.25m2 to the square. ie A house which is 397m2 is approx 43squares. $4650 divided by 9.25 gives you $507.56 per square meter, so you've found yourself a cheap project builder. And $500 per sm is about the cheapest you get. Anthing under $750 is quite cheap. Up to $1000m2 is still project builders prices. I think I got it right. I did 500*9.3 and got $4650, which doesn't seem like the type of prices I get. I see closer to the $7000 to $7500 range for project homes. Is it possible to build for $4650 per square? That would really make my day! Quote: There are other things to consider that can push the price up but slab design is not really one. Slab design is more a question of soil type and stability. A typical M class slab can be used for both single and double story homes. That's interesting. I wonder where the extra cost that people are seeing comes from? Re: A bunch of newbie questions 16Mar 10, 2008 1:39 pm virgin-builder I think I got it right. I did 500*9.3 and got $4650, which doesn't seem like the type of prices I get. I see closer to the $7000 to $7500 range for project homes. Is it possible to build for $4650 per square? That would really make my day! I just built with Eden Brae homes. They are a medium size builder here in Sydney and in Melbourne. Their base prices start from about $550-$650 per square meter depending on the house. Also when extending the house they charge about that much depending on what your extending. Adding my third car garage cost about $375 per square meter. Extending my family room was about $450/m2. virgin-builder That's interesting. I wonder where the extra cost that people are seeing comes from? I detect a bit of contempt in your responses! I'm only trying to answer your questions to the best of my ability. This is what I found when I was building. I'm sorry if I'm wrong. Re: A bunch of newbie questions 17Mar 10, 2008 1:54 pm VB - it also depends what you include in the price.
The Eden Brae price of $550-650 per sqm is not a finished house - just the shell. If you include tiles, carpets, light fittings, etc etc - then things are a bit more. We are building a 42 sq house (approx) for around $430k with a small sized project builder - that price includes all floor coverings, ducted a/c, facade, moroka to all sides, more windows all over, underground water tank & bushfire protection measures. After 4 years - we're in! Re: A bunch of newbie questions 18Mar 10, 2008 5:29 pm By the way, have you seen M's Denver?
The smallest one (28sq) is 27.83m in width and 13.31m in length. here is the link: http://www.metricon.com.au/victoria/hom ... fault.aspx ----------------------------------------------------------------------------------------- Built the Nevada 42 Next project - landscaping! Re: A bunch of newbie questions 19Mar 10, 2008 5:43 pm Shady I detect a bit of contempt in your responses! I'm only trying to answer your questions to the best of my ability. No malice intended. Apologies if I offended you. Re: A bunch of newbie questions 20Mar 10, 2008 5:46 pm VJ By the way, have you seen M's Denver? The smallest one (28sq) is 27.83m in width and 13.31m in length. here is the link: http://www.*****.com.au/victoria/homes/ ... fault.aspx Thanx VJ! That would have been perfect, but there is an easement in the way Sigh! I'll probably have to go and speak to that architect. a building inspector should be able to tell you about any major problems but we need a floor plan with dimensions to clarify options for extra bedrooms ... sometime an… 1 8715 Personally, considering your layout (study/work desks in bedrooms), I don't think you have any other option but to leave NW windows and make them as big as possible e.g.… 7 10455 We had this happen to us last year and got charged a variation. Try and give away as much as you can that is usable to charity otherwise if you are in Sydney I have a… 1 4477 |