What moves the price
| Factor | Why it matters |
|---|---|
| Asbestos | Common in Canberra homes built before 1990. Licensed removal and a clearance certificate come before demolition. |
| The new home | The biggest part of the budget, priced per m² like any new build. |
| Slope, soil and access | Steep or tight blocks need more excavation, retaining and machine time. |
| Approvals and controls | Heritage areas, protected trees and planning rules can add design time and fees. |
| Services | Disconnecting and reconnecting power, gas, water, sewer and NBN. |
| Time out of the house | Rent and storage for 10 to 16 months belongs in your budget. |
Costs people forget to budget for
- Asbestos testing, removal and the clearance certificate
- Fees for disconnecting and reconnecting services
- Approval to remove or protect regulated trees
- Rent and storage while you are out of the house
- Construction loan fees and interest during the build
- Landscaping, driveway and fencing after handover
Where the money goes, stage by stage
| Stage | What it covers |
|---|---|
| Feasibility and design | Site check, survey, soil test, design and engineering |
| Approvals | Building approval for the demolition and the new home, plus a DA if your block needs one |
| Demolition | Asbestos removal, disconnections, demolition and clearing the block |
| New home | Slab to handover, at the finishes in your contract |
| Site costs | Excavation, retaining, drainage and reconnecting services |
| Living costs | Rent and storage while you are out |
Canberra specifics that affect your budget
Check the Mr Fluffy register
Between 1968 and 1979, loose-fill asbestos was blown into the roofs of some Canberra homes. Most have since been demolished, and the ACT keeps a public register of the few that remain. We check every address before quoting.
Source: ACT Government, loose-fill asbestos affected properties
Where rebuilds make the most sense
Belconnen, Woden, Weston Creek and Tuggeranong are full of 1960s to 1980s houses on generous blocks. The land is often worth far more than the house, which is exactly when a rebuild adds the most value.
How to keep a rebuild on budget
- Do a feasibility check first, so zoning, trees and heritage rules do not surprise you after you have paid for design.
- Test for asbestos early, before the quotes are final.
- Design for the block. Working with the slope instead of against it saves on retaining and excavation.
- Line up your lease with our programme, so you are not paying rent and a mortgage on an empty block for longer than you need to.
Questions people ask about rebuild costs
Is a knockdown rebuild cheaper than buying a new house?
Often, yes. You skip stamp duty and agent fees on a new purchase, keep your land and stay in the suburb you know.
Is it cheaper to rebuild or renovate?
If you would change more than about half the house, a rebuild often costs about the same as a big renovation and gives you a new, efficient home. For one or two extra rooms, extending is usually cheaper.
How much does asbestos removal cost?
It depends how much there is and where it is. A licensed removalist quotes after testing. We arrange the testing early so it is in your budget from the start.
Who pays for disconnecting the services?
The owner pays the provider fees, but we organise the disconnections and include the known fees in your quote.
How long will I be out of my home?
Usually 10 to 16 months from demolition to handover.
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.