NSW · North West Sydney
Home builders in Kellyville
A builder’s licence is permission to trade. It is not a solvency test. 2,361 construction companies entered external administration last financial year, more than any other industry in the country — and no regulator checks whether the one quoting your Kellyville job can still pay its framer on Friday. We run the Four-Point Builder Check™: licence with NSW Fair Trading, insurance sighted, still trading, and genuinely working in Kellyville. Then one name and the reasoning behind it — or a straight no.
- Costs you nothing, ever
- No obligation to use them
- Details never sold
Why this is harder than it looks in Kellyville
- Kellyville is not a generic block
Mapped here: 4 residential zones, 2 overlay families, 10 heritage records, bushfire-prone land. A builder who prices the house and discovers the site is a builder whose quote moves — and the variations land on you, not on them. The ones who work Kellyville regularly already know which of these reach which streets.
- A current licence tells you nothing about solvency
Every one of the companies behind that figure held a valid licence the day before it failed. The certificate on the wall says they are permitted to build. It does not say they can pay their framer on Friday.
What building in Kellyville actually involves
Four parcels in Kellyville are reserved for a stormwater management system. It is the least glamorous reservation on the register and one of the more informative, because land set aside to hold and move water is a planning authority telling you where it expects the water to go.
Drainage reservations are a map of the low ground
A road reservation describes a route someone intends to build. A stormwater reservation describes a problem someone intends to manage — a basin, a channel or a wetland that will take runoff from the catchment around it. Two things follow for a buyer, and neither is about the reserved land itself. The first is that the reserved parcels sit at the low point of their catchment by definition, so they indicate the direction water already travels across the surrounding blocks, which is the overland-flow question that decides finished floor levels and where a driveway can fall. The second is that drainage infrastructure is built to serve development that is coming, so a stormwater reservation alongside seven parcels reserved for a classified road and four for local open space describes a locality still being assembled rather than one that is finished.
Five creeks, and what they are for
Five watercourses are mapped: Caddies Creek, Cattai Creek, Elizabeth Macarthur Creek, Smalls Creek and Strangers Creek. Read with the stormwater reservation they are the same system seen twice — the creeks are where the catchment drains to, and the reserved land is where that drainage is to be controlled on the way. On a parcel near either, the levels conversation comes before the design conversation.
A ratio that is settled and a height that is not
A floor space ratio of 1:1 applies to most of the mapped parcels — 8 of 20 mapped, and on an 800 m² block that is about 800 m² of floor area with every level counted, which is a generous allowance by the standards of most suburbs on this site. Maximum height is a different matter: it is mapped on 30 parcels and the most common value, 12 m, covers only 4 of them, so no single height represents Kellyville. No minimum lot size is mapped at all. All four residential zones appear — R3 Medium Density Residential dominant, with R1, R2 and R4 High Density Residential — which at 9.6 km² is the full range from a detached house to apartments.
Light hazard mapping, and two archaeological items
Four bushfire-prone features are mapped, in Vegetation Buffer and Categories 1 and 2 — light for a locality this size and confined to the creek corridors. Ten heritage records are mapped: eight general items and two archaeological, which concern what is below the surface and therefore bear on the same excavation the drainage and levels questions do. No acid sulfate soils are mapped, and no declared mine subsidence district covers the suburb.
Levels first, on this land
Where the stormwater reservation and the creeks sit relative to the parcel, because together they describe how water crosses it. Then the finished floor level and the fall of a driveway, which follow from that. Then the zone, since all four are mapped. Then the ratio and, at the address, the height.
What you are dealing with in Kellyville
Six things a builder prices differently. This is the suburb-level picture — which of them reaches your block is an address check.
- Bushfire Mapped BAL assessment; glazing, decking and screening spec.
- Flood Not checked Held in each council's own Flood Planning Map rather than in a statewide layer
- Heritage 10 records Impact statement; limits demolition, form and materials.
- Slope Not checked Published by individual councils rather than as a statewide layer
- Soil None mapped Below trigger depth: management plan, treatment, disposal.
- Density controls 4 zones · 12m · 1:1 What may be built, and how much. Set parcel by parcel.
What is mapped in Kellyville
Read from NSW ePlanning Spatial Viewer, not a summary of it.
- Council
- The Hills Shire Council
- Planning scheme
- The Hills Local Environmental Plan 2019
- Overlays mapped here
- Heritage — Item - Archaeological · Heritage — Item - General
- Residential zones mapped
- R1 General Residential
R2 Low Density Residential
R3 Medium Density Residential
R4 High Density Residential - Bushfire-prone land
- Mapped in this suburb
- Mine subsidence district
- Not in one
- Heritage items mapped
- 10
- Typical height limit
- 12m
- Floor space ratio
- 1:1
- Land reserved for acquisition
- Classified Road · Stormwater Management System · Local Open Space
- Acid sulfate soils
- None mapped
Planning data from NSW ePlanning Spatial Viewer (CC BY 4.0), read 2026-09-20. Suburb-level, not a report on your block — check your address on the NSW Planning Portal.
Bushfire categories mapped here
Worth knowing before you budget
- Building height
No single height control covers much of Kellyville: the most common is 12m, on 4 of 30 mapped parcels. Height here is set block by block. No other height control covers a meaningful share of the suburb.
- Floor space ratio
A floor space ratio of 1:1 applies to most of the mapped parcels here (8 of 20). On an 800 m² block that is about 800 m² of floor area, every level counted.
- Land reserved for acquisition
Parts of Kellyville are reserved for future public acquisition — classified road, stormwater management system, local open space. A reservation is mapped to specific land, so whether it touches your block has to be checked at the address.
The mechanism
The Four-Point Builder Check™
Every one of them is something you could do yourself. What we sell is that it has been done, dated and published — and repeated on a schedule, because a check that happened once is worth nothing.
- 01 · Licence
Looked up on NSW Fair Trading's own public register — number, class and status, with the date we looked recorded.
- 02 · Insurance
Public liability plus whatever warranty or indemnity cover NSW requires. Sighted by us, not self-declared on a form.
- 03 · Still trading
Solvency re-checked on a schedule. A licence stays current right up until the day a company fails.
- 04 · Works in Kellyville
Confirmed with the builder against the suburbs they genuinely service — not a radius drawn on a map.
How this works
- 01Tell us about the build
Six questions, about three minutes.
- 02We match it against Kellyville
Against the 4 residential zones mapped here, 2 overlay families, bushfire-prone land — and against which builders hold the right licence class for it, have done it before, and actually work under The Hills Shire Council.
- 03One recommendation, with the reasoning
Not six quotes to sift. We negotiate on your behalf; you deal with the builder directly. Builders pay us, only once you sign.
What you get, and what it costs you
- One builder, not a list
We read your brief against what is actually mapped in Kellyville — 4 residential zones, 2 overlay families, 10 heritage records — and against which builders hold the right licence class, have built under these constraints before, and genuinely work under The Hills Shire Council. You get one name and the reasoning in writing.
- Or a straight no
The same business day you get one of two things: our recommendation, with the reasons — or a plain email saying we have not got a builder in Kellyville we would put our name to yet, and what we are doing about it. No drip campaign, no being passed around.
- It costs you nothing, ever
The builder pays us, and only if you sign with them. You are never charged, and you are never under any obligation to use the builder we name. How the fee works.
We are not a builder, we do not manage your build, and we do not hold your money.
Fair questions before you send anything
- You have no builders listed in Kellyville yet. What use is that?
A fair question, and the honest answer is that a list is not what we do. We do not publish a builder until the licence is checked, the insurance is sighted and we have confirmed they are still trading — so an empty list here means we have not finished that work in Kellyville, not that we cannot help. Send the brief and we go and find one for your block. If we cannot, you get told that, the same day, rather than being added to a mailing list.
- Why not just get three quotes myself?
You can, and for a simple job you probably should. The difficulty on a block in Kellyville is that quotes are only comparable when they assume the same things — and with 4 residential zones mapped here, two builders can price the same house against different assumptions about the site and both be quoting honestly. Sorting that out is the part we do.
Builders serving Kellyville
Questions about building in Kellyville
Why does a stormwater reservation matter?
Because land set aside to hold and move water is a planning authority telling you where it expects the water to go. Four parcels in Kellyville are reserved for a stormwater management system.
What does it tell me about my block?
The reserved parcels sit at the low point of their catchment by definition, so they indicate the direction water already travels across the surrounding blocks. That is the overland-flow question that decides finished floor levels and where a driveway can fall.
What else is reserved?
Seven parcels for a classified road and four for local open space. Drainage infrastructure is built to serve development that is coming, so the combination describes a locality still being assembled rather than one that is finished.
How much can I build?
A floor space ratio of 1:1 applies to most mapped parcels — 8 of 20 — which on an 800 m² block is about 800 m² of floor area with every level counted, a generous allowance. No minimum lot size is mapped at all.
What is the height limit?
No single height represents Kellyville. It is mapped on 30 parcels and the most common value, 12 m, covers only 4 of them, so it has to be read at the address.
What zones are mapped?
All four residential zones — R3 Medium Density Residential dominant, with R1, R2 and R4 High Density Residential — which across 9.6 km² is the full range from a detached house to apartments.
What to ask a builder about a block in Kellyville
Each one is here because of something mapped in Kellyville. Take them to whoever quotes.
- 01
Which of the 4 residential zones mapped in Kellyville covers this address, and what does that one permit that the others do not?
- 02
What bushfire attack level have you built to in Kellyville before, and what did it change in the glazing, decking and screening?
- 03
Have you had an application through The Hills Shire Council where a heritage control applied, and how long did the assessment take?
- 04
What height control is mapped at this address? It is set block by block in Kellyville, not suburb-wide.
Local landmarks in Kellyville
- Kellyville Rotary Park
- Martin Knight Reserve
- Kellyville Lions Park
- Bernie Mullane Sports Complex
- Mount Saint Francis Reserve
- Brodrick Boulevarde Reserve
- Thomas Boulton Circuit Reserve
- River Oak Circuit Reserve
No catch
What you are agreeing to
- Nothing. There is no contract with us, no account to create, no card, and nothing to cancel.
- No obligation to use whoever we recommend. Take the name and the reasoning and do what you like with it, including nothing.
- No phone number needed to start. Give us one if you want to be called; otherwise we write.
- One builder contacts you, not six. And only after you have seen the brief and said yes.
- Your details go to that builder and nobody else. Never sold, never auctioned, never shared with a panel.
- If we have nobody in Kellyville, we say so. That is a real answer we give, and the empty builder list above is the proof we mean it.
Building in Kellyville?
Licence checked with NSW Fair Trading, insurance sighted, still trading, genuinely working in Kellyville. If we cannot find one worth recommending, we will say so.
Find my builder — free →Free · about 3 minutes · no obligation · your details are never sold
Named watercourses in Kellyville
5 named watercourses are mapped across Kellyville. At that density the buildable ground is largely what sits between them, and the gullies they run in set the fall — which decides earthworks long before the floor plan does.
- Caddies Creek
- Cattai Creek
- Elizabeth Macarthur Creek
- Smalls Creek
- Strangers Creek
Read from the NSW Water Theme, which maps gazetted watercourses only. A constructed channel or a stormwater drain is not in this list and can still carry water across a block.