What moves the price
| Factor | Why it matters |
|---|---|
| Floor area and storeys | The biggest driver. Double storeys cost more per square metre because of the structure, stairs and scaffolding. |
| Slope and soil | Sloping, rocky or reactive clay blocks need more digging, retaining and stronger footings. It's the cost that varies most from block to block. |
| Kitchen and bathrooms | The dearest rooms per square metre. Every extra bathroom adds a noticeable amount. |
| Inclusions and finishes | Flooring, benchtops, tapware and joinery move the price more than most people expect. |
| Energy performance | Better insulation, glazing and all-electric systems cost more up front and less every quarter after. |
| Roof shape and design | Lots of corners, hips and valleys cost more than a simple, efficient shape. |
Costs people forget to budget for
- Site costs: excavation, retaining, rock and drainage
- Connecting power, water, sewer and NBN
- Building approval and certification fees
- Driveway, landscaping and fencing if they are not in the contract
- Window coverings, light fittings and appliances if they are not included
- Changes you ask for during the build
What's usually in a building quote, and what isn't
| Part of the job | Usually included | Often left out, so check |
|---|---|---|
| Structure | Slab, frame, roof, cladding and windows | Extra site costs on hard blocks |
| Inside | Linings, doors and joinery | Window coverings |
| Wet areas | Kitchen, bathrooms and laundry to the stated level | Upgrades picked after signing |
| Services | Electrical, plumbing, heating and cooling as specified | Solar and batteries |
| Outside | Building approval and inspections | Driveway, landscaping and fencing |
Canberra specifics that affect your budget
No gas for new homes
The ACT stopped new gas connections for new homes, so heating, hot water and cooking are all electric. Heat pumps cost a bit more up front, and you skip the gas connection and the gas bills.
Plan for 7 stars
New homes in the ACT need a 7-star NatHERS rating, and BASIX sets similar targets over the border in NSW. Getting orientation and window sizes right on paper is much cheaper than adding insulation and glazing later.
How to keep your budget on track
- Get the block checked before design. Slope and soil decide the footings and the site costs.
- Keep the shape simple. Fewer corners cost less to build and less to heat.
- Spend on what is hard to change later: insulation, glazing and structure. Light fittings and finishes can be upgraded down the track.
- Lock in your selections before you sign, so you are not paying for changes mid-build.
- Compare quotes line by line, especially the provisional sums and allowances.
Questions people ask about building costs
Why don't you publish a price per square metre?
Because the block and your inclusions change the price too much for one figure to be honest. Two identical houses can cost very different amounts on a flat estate block and on a steep, rocky one. We'd rather give you an itemised quote for your actual job, and it's free.
What's included in a building quote?
Usually the house itself, from slab to handover, at the finishes in the contract. Site costs, the driveway, landscaping and fencing are often separate, so check each quote line by line.
Is it cheaper to build single or double storey?
Per square metre, single storey is usually cheaper. On a small block a double storey can still be better value overall, because it keeps the backyard and needs less slab and roof.
What are site costs?
The work around the house itself: excavation, retaining, rock removal, drainage and connecting the services. They depend entirely on the block, which is why we look at it before we quote, so site costs are priced, not guessed.
How long does it take to build a house in Canberra?
Most homes take 9 to 14 months on site once the plans are approved, with another two to five months of design and approvals before that.
Does building all-electric cost more?
A little more up front for the heat pumps and induction cooktop, but you skip the gas connection, and running costs are usually lower, especially with solar.
A guide only. This is general information, not a quote or financial advice. Your price depends on your design, your site and what you choose.