Project builder or custom builder

Wondering if anyone has done both and can shed some light kn the pros and cons on both.

We initially thought about custom build. We even went down the path of paying for a draftsperson to draft the house design. We then had a builder to price it for us. It is a bit over our budget. So now we are thinking about project build. The land has a slight slope from front to back and some builders won’t touch it.

I have my shortlist of project builders but some of them have bad reviews. What’s your experience with them and is there another builder i should consider? Here is my short list:

Eden Brae
Focus
Montgomery
Metricon

Get some more custom builders to price. Also see if you can save on initial finishes and upgrade (in a few years) later.

Well designed and built custom home is a better way to get the maximum value for your hardly earned money. You will never get full flexibility in materials and solutions with the project builder.

Custom does should not always mean more expensive, by the way.

There's fully custom with separate architect, and there is all in one custom builder with in-house architecture. The separate architect option, it's probably the dearest as your the design and build are separate companies, everything is a first for everyone. You will be looking at 20K+ a square.

All-in-one custom builders are cheaper as they do recycle previous designs (not that you know) to gain some efficiency. You will be looking between 16-20K+ a square.

Major builder, well you know the deal, same cookie cutter design, thin margins, make it up on volume. 10K a square for budget up to 16K for more luxury. However, build quality is Russian Roulette and they will cut corners on stuff you can't see like foundation, framing, joists, plasterboard etc.

Thanks Alex. Do you happen to know any reasonably priced custom builder with good quality? I am more than happy to choose cheaper materials on things like kitchen cupboards and floor boards then upgrade down the track.

Thanks! I think the full service (all in one) builder is more suitable for us. Do you have anyone in mind for building on the upper north shore in Sydney?

I’m happy to refer my builder and architect for anyone looking in Sydney. We used custom for both (they work together) and our plans where roughing about $16k + Council Fees.

We love our build and builder so beyond happy to refer to anyone who is after assistance.

Hi Jacqui, we have signed with a project builder but a friend of mine will be building soon so it won’t hurt to have your recommendation. You can email me at LZ201159@GMAIL.COM

Thank you.

I think it comes down to your budget and the level of finish you're after. Project builders are generally cheaper, if you stay within there standard inclusions, even with a few upgrades here and there. But if you start upgrading a lot of items, there will come a point where going with a Custom Builder starts becoming value for money.

It's quite hard to determine this for each individual without having being through the actual process yourself.
Probably a good start would be, what size house and budget are you working with?

The size is about 450sqm including garage, porch and alfresco. The budget we have is about $720k and can go a bit higher. The house we picked with a project builder has a base price of $500k and we have provisional allowances there totalling about $220k. At this price level, would a project builder still make sense?

We also have a slope and have been researching lots of volume builders. So far I find Tullipan Homes the most impressive. They specialise in slopes and have amazing reviews. I think once you are dealing with a slope, you would want someone who knows what they are doing... they will also do custom design:)

Who did you end up going with? We are also on the Upper north shore and will need to choose a builder.

450sqm for $720k, if you can find a good custom builder for that pricing point your doing well.

I'm on the upper north shore too and looking to build. From the custom builders I've spoken with it's looking like $2000sqm to get a good level of finishes.

$2K + GST per sqm (include your garage and outdoor areas to the calculation) is likely what you will be paying for "not-so-complex" brick veneer with medium level of finishes in Sydney those days.

$1.5K is project builder price level.

Yes agree, 2k won't get you absolute luxury, but a decent level of finish. Getting a builder who'll also work with outside products is a good way of upping the specs without significantly increasing the costs. By that I mean organizing your own flooring etc and having the builder install.

We are building with Tullipan (about to complete handover) the build has been fantastic, no dramas and we are very happy with the finish. We don’t have a sloping block. We did do a custom design best decision we made.

you are 100% correct, depending on site conditions between $1800-2000/sqm for decent finishes is completely spot on.

If your site is relatively flat and you go for a face brick finish with concrete tile roof you will reduce this down to $1700/sqm or so and still get a decent level of finishes

Hi SejaeD,

Do you have some custom builders you can recommend? I am an architect but I work in commercial property. I'm designing my first home and trying to keep it simple and keep the cost down.

Hi Jacqui,

I would love to know who your builder was. Thanks!

You can email me on alvinhfung@gmail.com

Reviving an old thread. Approached few custom builders and price was ~2400/sqm for ~350sqm house (includes living areas as well as alfresco/garage/porch/etc), it's a bit too steep for us. Block is sloping and I realize it will be a bit more expensive to build on, but still I'd like to come in at ~2000-2100, any recommendations ? I have an appointment with Tullipan next week.

Have you read Melos' thread? I suggest that you do.

I found a couple of older threads on H1 about Tullipan homes and all comments were very positive. Also found some other information online that was in the same vein.