Browse Forums Owner Builder Forum 1 Feb 17, 2010 10:02 pm I know there can be a huge difference in pricing depending on lots of different things. (so this question might be silly) I am trying to get a very rough price on a 240m2 house. (not ready to chase actual quotes) My first home so I would be trying to keep costs down, so cheaper tiles etc, Bunnings kitchen etc. Ianwoods homes has a design similar to what I am after for about $183,000 A kit home is around the $100,000 not including kitchens and other things. Ianwoods Floor Plan http://www.ianwoodhomes.com.au/sendfile.php/id/1x2d4d0498636222f2a5b86423c602a2ef-2008121890849/name/WEB%20Multi%20pg%20-%20Torrenswood%20Mk10A.pdf I have been doing some math and its coming in around rough at $110,000 (Adelaide) Some prices I have worked out from what people on here have posted, googled, and others are best guess. So I was wondering if the below looks realistic. Paperwork $5,000 Slab $6,000 Plumber $5,000 Steel frame $10,000 Windows $15,000 > install myself Electrics $9,000 Masterwall $14,000 Wall R2.5 $1,600 > install myself Roof steel $6,000 Roof R3.5 $1,600 > install myself Giprock $6,000 > thats installed price, but I would do the walls myself Kitchen $12,000 > install myself Bathroom $6,000 > install myself Bathroom $6,000 > install myself Toilet $2,000 > install myself Tiles $3,000 > install myself Hot water $2,000 Carpet $3,000 > lay myself Paint $1,500 > myself Insurance ???? Building Supervisor ???? Total = $108,000 Am I missing any really big ticket items ? Are my prices way off ? Or am I possibly in the ball park. If I could do it for $140,000 or less I would be laughing. I have also been given a price from a construction manager who builds around 10 homes a year. Everything at cost, plus 15% mark up for him. But he has said for 240m2 I would be looking at $180-$200,000 Re: Question about pricing a house 2Feb 17, 2010 10:36 pm I don't live in Adelaide, but I think a few of you items are a fair way off what they will cost you: Slab $6,000 - no chance for 240m2 slab. It will cost 3 times this. Windows $15,000 - you may get these cheaper Plumber $5,000 - a little light on considering the external drainage, sewer and downpipes that also have to be installed. Roof steel $6,000 - sounds low, especially when you have gutters & fascias Giprock $6,000 - too low Carpet $3,000 - say around 200m2 (excluding bathrooms, kitchen, etc), that's only $15/m2. I would be bumping this figure up. Just quickly looking at it, you also seem to be missing things like cupboards on your robes (and their fitout), laundry fitout, other services (eg heating), internal doors and hardware, internal fix (ie skirtings and architraves), garage door, site costs (such as earthworks, toilet, clean up, etc), etc, etc Blog is now up - http://www.jbdave.blogspot.com/ Re: Question about pricing a house 3Feb 17, 2010 11:50 pm Thanks for the reply. Quote: Slab $6,000 - no chance for 240m2 slab. It will cost 3 times this. I will have to check that. Someone at work who just had their slab layed on 400m2 said it cost them $10,000. So I guessed at $6,000. Quote: Windows $15,000 - you may get these cheaper I work for a window/door company so I can get close to cost. I would go for Ali entry door. Double Ali doors to home theatre. etc I would also be looking at double glazed so that will blow the price up. Quote: Giprock $6,000 - too low I based that of a price that someone posted on here. ($10,500 for 1270m = $8.27 ) So I worked on $8.27 x 790m = $6500 Quote: Carpet $3,000 - say around 200m2 (excluding bathrooms, kitchen, etc), that's only $15/m2. I would be bumping this figure up. I was working on $15m2 for cheap tiles... $1600 And 72m2 of carpet = $41pm2 (4x4m bedroom x3)(4x6 Theatre) That may need some balancing. Quote: Just quickly looking at it, you also seem to be missing things like cupboards on your robes (and their fitout) laundry fitout, other services (eg heating), internal doors and hardware, internal fix (ie skirtings and architraves), garage door, site costs (such as earthworks, toilet, clean up, etc), etc, etc I was planing a 600x4m floor to ceiling robe in each bedroom. But I haven't seen any pricing for that. Heating I priced at $3,000 but forgot to add it to list. Garage door I overlooked... thats got to be $3-$4,000 for a 5.5m door. Earthworks I was told I could get for $800. Toilet and clean up I would have never thought about... Adding the above and working the foundation @ $18,000 brings it up to the $130-$135,000 Re: Question about pricing a house 4Feb 18, 2010 12:10 am At least 20k+ for a 240sq slab Where you are coming from is where you are going to... Re: Question about pricing a house 5Feb 18, 2010 12:17 am Quote: At least 20k+ for a 240sq slab I am going to have to ask the guy at work what he is smoking ! He told me he bought 1200m2 land. Is building a 400m2 house. That his slab was going to cost $16,000 but they didn't need to go as deep as they thought so it was only $10,000. Maybe he got his numbers wrong and it was a $26,000 slab that only cost $20,000. But that still wouldn't make sense then. Re: Question about pricing a house 6Feb 18, 2010 7:30 am Just looked it up and my slab cost me around the $29k mark (about 340m2). Basing this on 240m2, it comes to just over $20k as Onc said. Blog is now up - http://www.jbdave.blogspot.com/ Re: Question about pricing a house 7Feb 18, 2010 7:36 am Maybe you could do a take off from the plan you are looking at (as it is similar to the one you want), and apply rates to the exact quantities you will have (I could help you with some basic rates). Doing a lot yourself, you may be able to build the house for $5-5.5k per square, which brings it to around the $140k mark. Not sure if you would have to add GST to that figure though... Blog is now up - http://www.jbdave.blogspot.com/ Re: Question about pricing a house 8Feb 18, 2010 12:52 pm Ive recently drawn up a budget for our build - I have no idea how "accurate" the costs are overall until I get some quotes but I can tell you what Ive allowed as long as you keep in mind that these are only predictions unless otherwise stated... Slab - We arent on a slab, but Ive allowed $45k for our footings and garage slab. Roof Plumbing - $5000 Plumbing Labour - $5000 Plumbing rough in - $3000 Timber Frame including sisalation - $35,000 Windows $15,000 - double glazed alum (this what was quoted for our 36sq house add $10k for timber bifolds) Hot water - $6000 It's always better to over budget and come under Custom European Cabinets - Melbourne Kitchen Specialist PM for business details as website currently being updated! Our Crazy Owner Builder Journey! Re: Question about pricing a house 9Feb 18, 2010 2:16 pm Quote: Just looked it up and my slab cost me around the $29k mark (about 340m2). Basing this on 240m2, it comes to just over $20k as Onc said. I asked the guy at work again. He said his is 380m2 and he paid less than $10,000 for his slab. He said that included the plumbing. He is having a big builder build it. He is spending $45,000 on his pool alone. So maybe he is not paying attention to the pricing and got it wrong. He also said he was quoted by the builder $6,000 to add extra powerpoints all over the house. But he has a sparky mate that will be doing it for him; for a case of beer. The builder was going to charge him $16,000 for tiles. He went to the shop that the builder buys from and was quoted $6,000 installed. Re: Question about pricing a house 10Feb 18, 2010 2:38 pm He is the rough layout I am working on. http://bayimg.com/iAKIFaACi http://bayimg.com/haKiNaAcI http://bayimg.com/hAKIPAACi Re: Question about pricing a house 11Feb 18, 2010 2:54 pm Quote: He also said he was quoted by the builder $6,000 to add extra powerpoints all over the house. But he has a sparky mate that will be doing it for him; for a case of beer. Sounds like he'll need a pretty expensive case of beer Blog is now up - http://www.jbdave.blogspot.com/ Re: Question about pricing a house 12Feb 18, 2010 3:03 pm Interesting layout. I like a house being a little different, but that won't be the most cost effective option to build. Walls stepping in and out around the open area and the roof being broken up the way it is will add up to more $$ over the standard rectangular based, pitched roof display home. You'll never get the roof done for the budget you have (not even close I would say). That being said, if it costs a little more, and looks a little different I say go for it. Blog is now up - http://www.jbdave.blogspot.com/ Re: Question about pricing a house 13Feb 18, 2010 4:06 pm Quote: that won't be the most cost effective option to build. I know.... But I like a more stylistic design.... Only question is will it increase or decrease the value of the house. Quote: Walls stepping in and out around the open area. I am hoping that big windows at close to cost from my work will be cheaper than building actual walls. So I am hoping that will offset some of the cost. Quote: the roof being broken up the way it is will add up to more $$ over the standard rectangular based That it will... Not sure on exactly how I want the roof yet... I want to avoid "standard" and do something more stylised even though it will cost more. That rough layout I have will end up with huge box gutters down the middle of the roof. Not the best place to have a gutter if it overflows. Here is the idea I am kicking around. We are currently renting a house for $350 a week that would be worth $600-$700,000 easy. (15min from work) It's a 4.5 bedroom older style house on a big block. * A empty block around 450-550m2 in a crapy North-Adelaide area is $110,000. (20min from work) * Houses in that area that are good for nothing other than being bulldozed are around $180-$190,000. * A decent but tired older home is going for the $260,000 range. * Nicer homes on a large block are in the $360,000 range. So if I can get the land and a house for $250,000 the day I move in it would be worth $300,000+ given the property market for the area. I would be living in a nicer house than I am renting. The morgage repayments would be the same as the rent I am now paying. My travel time to work would be around the same. And I would have $50,000+ in equity on my new home. My $140,000 budget is not set. We could borrow more. I picked that value on: For the m2 I want and the design I think $140 should just about cover it. (since I wouldn't be paying a builder) If I can keep it to $140 then I will definatley have a decent amount of equity in it. If I can't, I will have to consider changing the design to cheapen it. Or spending more and not having the equity in it. Since I'm looking at owner builder. If I can show the bank how much the house will cost down to every nut & bolt. And they agree that I would have good equity in it once it is built. They will be more inclined to let me take the OB route. Re: Question about pricing a house 14Feb 18, 2010 8:18 pm Hi I believe Ian Wood homes also own or are tied up with Nu-Steel homes. If this is the case, you should have no problems getting them to do a kit home, then you can specify the bits you want to do and ask them to price the rest of the job. If you go down this path the only unknown will bee the footings until soil samples are taken. Re: Question about pricing a house 15Feb 18, 2010 9:09 pm Quote: I believe Ian Wood homes also own or are tied up with Nu-Steel homes. Yeah they are.... Owned by one family. And I have had enough dealings with them personally that I was thinking about calling them direct. I don't know if my dealings will get me any favours but it never hurts to ask. Given how many slabs they lay I know they could do it far cheaper than I could. Until I have my designed finalised I dont want to waste peoples time on quotes that I might constantly change. But until I have a good idea on what my design will cost, I won't know if I want to go with it. I work in a position where I deal with 100's builders. So getting quotes, or talking to tradies direct on site wont be a problem. If I need to budget $20,000 for a slab thats fine. When the time comes, if I can use a connection, or call in a favour and get it for less, then thats a bonus. Re: Question about pricing a house 16Feb 19, 2010 7:34 am Quote: I know.... But I like a more stylistic design.... Only question is will it increase or decrease the value of the house. Provided it's not too far out of left field, or over the top (which yours isn't), I could see the more stylistic design like this adding more value to the home, not less. Blog is now up - http://www.jbdave.blogspot.com/ Re: Question about pricing a house 17Feb 20, 2010 3:03 pm Our ~200sqm single storey house quotes received (cheapest to most expensive) so far are; Foundation (Bay of Biscay Soil) $28,000 to $35,000 Steel Frame including errection $18,500 to $24,000 Windows $18,000 to $19,000 - Aluminium Double glazed with deluxe sliding/stacker doors and deluxe window and door hardware. I'd like to pay less but at the moment many companies are struggling to cope with the work they've got already without taking on more. I'm still waiting on other plumber quotes but based on the first I'm regretting not becoming one Re: Question about pricing a house 18Feb 20, 2010 10:18 pm TheVulcan Steel frame $10,000 Bathroom $6,000 > install myself We are also building in Adelaide and I seriously doubt you could get your steel frame for $10k. Does your bathroom estimate include tiles and their installation? Re: Question about pricing a house 19Feb 21, 2010 10:29 am theyetti Our ~200sqm single storey house quotes received (cheapest to most expensive) so far are; Foundation (Bay of Biscay Soil) $28,000 to $35,000 Steel Frame including errection $18,500 to $24,000 Windows $18,000 to $19,000 - Aluminium Double glazed with deluxe sliding/stacker doors and deluxe window and door hardware. Those are intresting figures.... If thats what it costs for a owner builder it might end up cheaper and easier to just pay a builder to do it all. Quote: We are also building in Adelaide and I seriously doubt you could get your steel frame for $10k. Does your bathroom estimate include tiles and their installation? I based my price on the cost of a toilet, his/hers basen, shower, bath. And then added some. I would be doing all the install myself. Re: Question about pricing a house 20Feb 21, 2010 10:50 pm TheVulcan Those are intresting figures.... If thats what it costs for a owner builder it might end up cheaper and easier to just pay a builder to do it all. To build a standard house shell our costs will be similar and most probably more hassle than building through a builder. Hopefully once we start fitting out the internals, kitchen, bathrooms, electrical and cooling/heating, etc. we will end up with better quality for less/the same price as a standard fitout through a builder. We've looked at a lot of show homes and all the houses for sale in our local area and nothing has come close to the quality we want for what we have costed our build at. I wish our windows were a bit cheaper but I couldn't convince Cam to give us a big builder's discount You can really use anything you want the main consideration would be how it looks once painted/finished - or the look you want. Cabinetmakers use MDF because its cheap… 2 9959 I would say both styles you have pictured are steel. The lower chord of the first pic would be a massive lump if made using timber considering the size of the rafters. If… 1 6151 1 13125 |