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House and land builders
A fixed price on untitled land is not fixed. It can expire while you wait for titles, and the base price you compared it against was quoted on someone else's soil class — which is why two packages on the same estate are almost never the same number.
- Licence checked
- Insurance sighted
- Solvency re-checked
When this is the right path, and when it is not
You want price certainty on a regular block and a design that has been built before.
It works less well on an irregular or constrained block, or where you want a design the estate covenant will not permit.
How the job actually runs
- 01Check the titling date, not just the price
Your build starts when the land titles, which is a developer milestone. A fixed-price contract can expire while you wait.
- 02Read the developer's design guidelines
They sit on top of the planning scheme and are enforced by covenant — materials, roof pitch, garage placement, fencing, sometimes landscaping deadlines.
- 03Separate the inclusions from the upgrades
The advertised price is a base specification. Ask for the upgrade list priced before you sign, not after.
- 04Ask what site costs are assumed
Most base prices assume a flat, clean, easy lot. Soil class, fall across the block and fill all move the number.
- 05Confirm the contributions position
Infrastructure levies and, in Victorian growth areas, the GAIC are usually the developer's to resolve — usually is not always.
Where these jobs go wrong
What most often costs people money on a house and land package specifically.
- Signing a fixed price against untitled land
The most common and most expensive mistake on an estate. Your price can expire while you wait for titles the developer controls. Ask in writing what happens if titles slip three, six or twelve months.
- Comparing base prices that assume different site conditions
One builder assumes an easy flat lot, another prices the real soil class. The cheaper headline is frequently the more expensive house. Compare on the site-cost assumption, not the advertised number.
- Missing the design guidelines
They sit on top of the planning scheme and are enforced by covenant — materials, roof pitch, garage placement, fencing, sometimes a deadline to landscape. They can rule out the facade you chose.
- Treating the display home as the quote
A display home is the fully upgraded version. Ask for the upgrade schedule priced against the base specification before you sign anything.
What moves the price
No figures — a number without your site and your specification is a guess. For a house and land job, these are what actually move it.
- Site costs and soil classification
- Fall across the block
- Upgrades beyond the base specification
- Driveway, landscaping and fencing
- Titling delays against a fixed-price contract
- Infrastructure contributions
Where we cover this, and what the planning data says
Growth area is the control that most often decides how a house and land job runs. Read from state planning data.
| Suburb | Council | Growth area |
|---|---|---|
| Casey | ACT Government | No |
| Franklin | ACT Government | No |
| Gungahlin | ACT Government | No |
| Harrison | ACT Government | No |
| Moncrieff | ACT Government | No |
| Taylor | ACT Government | No |
| Appin | Wollondilly Council | No |
| Austral | Liverpool Council | No |
| Badgerys Creek | Liverpool Council | No |
| Bardia | Campbelltown Council | No |
| Bargo | Wollondilly Council | No |
| Bella Vista | The Hills Shire Council | No |
| Blackheath | Blue Mountains Council | No |
| Blaxland | Blue Mountains Council | No |
| Box Hill | The Hills Shire Council | No |
| Bringelly | Liverpool Council | No |
| Camden | Camden Council | No |
| Casula | Liverpool Council | No |
| Cobbitty | Camden Council | No |
| Cranebrook | Penrith City Council | No |
| Douglas Park | Wollondilly Council | No |
| Glenmore Park | Penrith City Council | No |
| Googong | Queanbeyan-palerang Regional Council | No |
| Gregory Hills | Camden Council | No |
| Harrington Park | Camden Council | No |
| Katoomba | Blue Mountains Council | No |
| Kellyville | The Hills Shire Council | No |
| Kelso | Bathurst Regional Council | No |
| Kemps Creek | Liverpool Council | No |
| Lapstone | Blue Mountains Council | No |
| Leppington | Camden Council | No |
| Leura | Blue Mountains Council | No |
| Luddenham | Liverpool Council | No |
| Marsden Park | Blacktown City Council | No |
| Medlow Bath | Blue Mountains Council | No |
| Mulgoa | Penrith City Council | No |
| Narellan | Camden Council | No |
| Norwest | The Hills Shire Council | No |
| Oran Park | Camden Council | No |
| Orchard Hills | Penrith City Council | No |
| Picton | Wollondilly Council | No |
| Prestons | Liverpool Council | No |
| Riverstone | Blacktown City Council | No |
| Rouse Hill | The Hills Shire Council | No |
| Rutherford | Maitland City Council | No |
| Schofields | Blacktown City Council | No |
| Silverdale | Wollondilly Council | No |
| Tahmoor | Wollondilly Council | No |
| The Ponds | Blacktown City Council | No |
| Wallacia | Liverpool Council | No |
| Warragamba | Wollondilly Council | No |
| Wilton | Wollondilly Council | No |
| Banksia Beach | City of Moreton Bay | No |
| Beachmere | City of Moreton Bay | No |
| Beerwah | Sunshine Coast Council | No |
| Bongaree | City of Moreton Bay | No |
| Bray Park | City of Moreton Bay | No |
| Caloundra | Sunshine Coast Council | No |
| Doonan | Sunshine Coast Council | No |
| Flagstone | Logan City Council | Yes |
| Glenvale | Toowoomba Regional Council | No |
| Griffin | City of Moreton Bay | No |
| Highfields | Toowoomba Regional Council | No |
| Kallangur | City of Moreton Bay | No |
| Maleny | Sunshine Coast Council | No |
| Mooloolah Valley | Sunshine Coast Council | No |
| Pelican Waters | Sunshine Coast Council | No |
| Petrie | City of Moreton Bay | No |
| Thornlands | Redland City Council | Yes |
| Yarrabilba | Logan City Council | Yes |
| Aberfoyle Park | City of Onkaparinga | No |
| Aldinga | City of Onkaparinga | No |
| Angle Vale | City of Playford | No |
| Chandlers Hill | City of Onkaparinga | No |
| Christies Beach | City of Onkaparinga | No |
| Concordia | The Barossa Council | No |
| Evanston | Town of Gawler | No |
| Flagstaff Hill | City of Onkaparinga | No |
| Gawler East | Town of Gawler | No |
| Golden Grove | City of Tea Tree Gully | No |
| McLaren Vale | City of Onkaparinga | No |
| Munno Para | City of Playford | No |
| Old Noarlunga | City of Onkaparinga | No |
| Two Wells | Adelaide Plains Council | No |
| Aintree | Melton City Council | Yes — GAIC |
| Alfredton | City of Ballarat | No |
| Bacchus Marsh | Moorabool | No |
| Baranduda | Wodonga Council | No |
| Beaconsfield | Cardinia Shire Council | Yes — GAIC |
| Berwick | City of Casey | Yes — GAIC |
| Beveridge | Mitchell Shire Council | Yes — GAIC |
| Broadford | Mitchell Shire Council | No |
| Broadmeadows | Hume City Council | No |
| Brookfield | Melton City Council | Yes — GAIC |
| Clyde North | City of Casey | Yes — GAIC |
| Cobblebank | Melton City Council | Yes — GAIC |
| Craigieburn | Hume City Council | Yes — GAIC |
| Delacombe | City of Ballarat | No |
| Diggers Rest | Melton City Council | Yes — GAIC |
| Epping | City of Whittlesea | Yes — GAIC |
| Kialla | Greater Shepparton City Council | No |
| Mernda | City of Whittlesea | Yes — GAIC |
| Mickleham | Hume City Council | Yes — GAIC |
| Officer | Cardinia Shire Council | Yes — GAIC |
| Pakenham | Cardinia Shire Council | Yes — GAIC |
| Strathfieldsaye | City of Greater Bendigo | No |
| Strathtulloh | Melton City Council | Yes — GAIC |
| Sunbury | Hume City Council | Yes — GAIC |
| Tarneit | Wyndham City Council | Yes — GAIC |
| Wallan | Mitchell Shire Council | Yes — GAIC |
| Weir Views | Melton City Council | Yes — GAIC |
| Werribee | Wyndham City Council | Yes — GAIC |
| Wollert | City of Whittlesea | Yes — GAIC |
| Wyndham Vale | Wyndham City Council | Yes — GAIC |
| Alexander Heights | City of Wanneroo | No |
| Alkimos | City of Wanneroo | Yes |
| Anketell | City of Kwinana | Yes |
| Armadale | City of Armadale | Yes |
| Ashby | City of Wanneroo | Yes |
| Atwell | City of Cockburn | No |
| Aubin Grove | City of Cockburn | No |
| Australind | Shire of Harvey | Yes |
| Aveley | City of Swan | Yes |
| Baldivis | City of Rockingham | Yes |
| Banjup | City of Cockburn | No |
| Banksia Grove | City of Wanneroo | Yes |
| Bateman | City of Melville | No |
| Beckenham | City of Gosnells | Yes |
| Bedfordale | City of Armadale | Yes |
| Beldon | City of Joondalup | No |
| Bertram | City of Kwinana | Yes |
| Brookdale | City of Armadale | Yes |
| Bull Creek | City of Melville | No |
| Bullsbrook | City of Swan | Yes |
| Burns Beach | City of Joondalup | Yes |
| Butler | City of Wanneroo | Yes |
| Byford | Shire of Serpentine-Jarrahdale | Yes |
| Calista | City of Kwinana | Yes |
| Camillo | City of Armadale | Yes |
| Cardup | Shire of Serpentine-Jarrahdale | Yes |
| Carramar | City of Wanneroo | Yes |
| Champion Lakes | City of Armadale | Yes |
| Clarkson | City of Wanneroo | Yes |
| Coodanup | City of Mandurah | Yes |
| Eaton | Shire of Dardanup | Yes |
| Ellenbrook | City of Swan | Yes |
| Forrestdale | City of Armadale | Yes |
| Golden Bay | City of Rockingham | Yes |
| Harrisdale | City of Armadale | Yes |
| Morley | City of Bayswater | Yes |
| Muchea | Shire of Chittering | Yes |
| Oldbury | Shire of Serpentine-Jarrahdale | Yes |
| Piara Waters | City of Armadale | Yes |
| Somerville | City of Kalgoorlie-Boulder | No |
| Southern River | City of Gosnells | Yes |
| Waggrakine | City of Greater Geraldton | Yes |
| Wandina | City of Greater Geraldton | Yes |
| Wellard | City of Kwinana | Yes |
| Yanchep | City of Wanneroo | Yes |
Suburb-level, read from state planning data. Not a report on any individual block.
What to ask a builder about a house and land package
Specific to this kind of job. The general list is in questions to ask a builder.
- Is this a single contract or two — land and build — and who holds which risk?
- What happens to my build price if titles are delayed past the quote validity?
- Which parts of the estate covenant affect this design, and have you built to it before?
- Is the site cost allowance fixed or provisional, and what soil classification is it based on?
- Am I restricted to a builder panel, and what happens if I want someone outside it?
Related
Questions people ask
What is the difference between a registered and an unregistered lot?
A registered lot has titles issued and can be built on. An unregistered lot cannot — you are buying a promise of land, and the date it becomes real is the developer's to set.
Why does my quote assume an 'M' soil class?
Because most base prices assume a moderately reactive site. If the soil report comes back worse, site costs rise. Ask what happens to your price if the classification changes.
Can I use my own builder on an estate lot?
Usually yes, subject to the developer's design guidelines and any builder panel arrangement. Check before you commit to the land.
The mechanism
One recommendation, not six quotes
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