New Home Builds

Why build new?

Building a new home gives you exactly what you want — the right number of bedrooms, the layout that works for your family, the finishes you love, all on your own land. No compromises, no inheriting someone else's problem renovations, no 1970s plumbing hiding in the walls. A new home is also the most energy-efficient option (new Building Code insulation + glazing standards cut heating/cooling costs 40–60% vs pre-2010 homes, per NSW Department of Planning 2025 data), and you get a 6.5-year structural warranty (HIA standard) plus manufacturer warranties on all fixtures and appliances.

What we build

What's included in a new home build contract

We use the HIA New Homes Contract (NSW standard form for new residential builds, fixed-price lump sum). The contract price includes:

• All materials, labour, site supervision and project management
• Engineering (structural, geotechnical if required for reactive soil sites)
• Building approvals (DA or CDC, Construction Certificate, BASIX certificate, occupancy certificate)
• Site works (cut/fill, retaining if ≤1m height, erosion control, temporary fencing)
• Foundation (slab on ground or pier and beam for sloping sites — engineered to soil classification)
• Frame (timber or steel — steel frame +$8,000–$12,000, recommended for bushfire-prone or termite-risk areas)
• Roof (Colorbond, 22.5° or 15° pitch depending on design, sarking, insulation batts R3.5 minimum)
• External cladding (fibre cement or brick veneer — brick veneer +$15,000–$25,000)
• Windows and doors (aluminium frames, standard glass or Low-E glazing for BASIX compliance)
• Plumbing (all internal pipework, fixtures, hot water system — instantaneous gas or heat pump electric)
• Electrical (full wiring, switchboard, power points, lights, smoke alarms, data points — NBN-ready)
• Insulation (R2.5 walls, R3.5 ceiling minimum — exceeds NSW Building Code 2025)
• Internal lining (plasterboard walls and ceilings, cornice, 3-coat paint — Dulux Wash & Wear or equivalent)
• Kitchen (standard inclusions: laminate benchtop 20mm, soft-close drawers, undermount sink, mixer tap, tiled splashback, oven + cooktop + rangehood — appliance allowance $2,500; stone benchtop +$4,000–$6,000)
• Bathroom (standard inclusions: semi-frameless shower screen, wall-hung vanity, above-counter basin, chrome tapware, floor-to-ceiling tiling in wet areas, toilet suite — upgrade to freestanding bath +$2,500, floor-to-ceiling tiling full bathroom +$1,800)
• Flooring (tiles to wet areas, carpet to bedrooms, vinyl plank to living areas — upgrade to engineered timber +$8,000–$12,000)
• Garage (double garage with panel lift door, internal access door, concrete floor, power and light)
• Outdoor (concrete path to front door, letterbox, clothesline, basic turf to front + side yards — full landscaping package available as optional extra)
• Driveway (concrete driveway, standard-width single vehicle, from street to garage — coloured concrete or exposed aggregate +$3,000–$5,000)
• Fencing (standard Colorbond to side and rear boundaries if not existing — front fence additional $4,000–$7,000)
• Services connections (water, sewer, stormwater, power — if connections are >50m from property boundary, additional cost quoted separately)
• Provisional sums (any unknown site costs e.g. rock excavation, contaminated soil removal, are identified in contract as provisional sums — actual cost reconciled at completion)
• 6.5-year structural warranty (HIA-backed insurance, mandatory in NSW)

Timeline & payment milestones

A typical new home build runs 8–12 months. The HIA New Homes Contract payment schedule is:

1. Deposit (5%): On contract signing.
2. Base stage (15%): Foundation poured and cured, plumbing under-slab complete, pre-pour inspection passed.
3. Frame stage (20%): Full frame erected, roof on, external wall cladding started.
4. Lock-up stage (25%): Windows and external doors installed, external cladding complete, plumbing and electrical rough-in complete (first fix).
5. Fixing stage (20%): Internal lining (plasterboard) complete, cornice installed, internal doors hung, kitchen and bathroom cabinetry installed.
6. Practical completion (10%): Painting complete, flooring complete, all fixtures installed (taps, lights, appliances), final clean, occupancy certificate issued.
7. Final (5%): 5 business days after practical completion, once defects list (if any) is addressed.

Design and approvals run 3–4 months before the first payment — you don't pay the deposit until we're ready to start on site (i.e. Construction Certificate is issued).

Design + approvals process

We can work from your architect's plans, or we engage a residential designer on your behalf (cost: $8,000–$15,000 depending on complexity — single storey vs double storey, custom design vs modified standard plan). The design process:

1. Initial brief (1–2 weeks): Site visit, measure-up, discuss your needs (number of bedrooms, living areas, garage, budget, must-haves vs nice-to-haves). Designer prepares 2–3 concept floor plans.
2. Concept refinement (2–3 weeks): You select preferred concept, designer refines (room sizes, door/window positions, kitchen layout, ensuite vs bathroom). We provide a preliminary cost estimate at this stage.
3. DA/CDC plans (3–4 weeks): Designer prepares full DA or CDC set (site plan, floor plans, elevations, sections, shadow diagrams, materials schedule). Engineer prepares site analysis + structural overview. Energy assessor prepares BASIX certificate. We lodge DA/CDC.
4. Approval (6–12 weeks DA, 2–4 weeks CDC): Council or certifier assesses the application. If council requests additional information (e.g. amended shadow diagram, revised elevation to match streetscape), designer responds. Once DA/CDC is approved, we apply for Construction Certificate (CC).
5. CC plans (2–3 weeks): Detailed construction plans for certifier sign-off (structural, plumbing, electrical, drainage). Engineer certifies structural design. Certifier issues CC — we can now start on site.

Total design + approvals cost: $12,000–$25,000 (designer $8,000–$15,000, engineer $2,000–$4,500, energy assessor $350–$600, DA/CDC fees $1,500–$4,000, CC fee $800–$1,500). This is separate to the build contract price — quoted upfront, paid as each stage completes.