Introduction
Building a new home is one of the biggest financial commitments you will ever make. But when you start browsing builder websites, the terminology can be confusing. What is a "Home Design"? How is it different from a "House & Land Package"? And why does the price on the brochure never match the final contract price?
On Buildies.io, we list thousands of Home Designs to help you navigate this complex market. A Home Design is essentially a "product" offered by a builder—a specific combination of a floor plan, a facade, and a list of inclusions, all for a base price.
This guide explains how to decode these packages, spot the hidden costs, and compare builders like a pro.
---
1. The "Base Price" Myth
The biggest mistake first-time home buyers make is assuming the "From $350,000" price is what they will pay.
The Base Price usually covers:
- The house structure (slab, frame, roof, brickwork).
- Standard internal finishes (basic tiles, laminate benchtops, standard tapware).
- Basic electrical (one light point per room).
It usually DOES NOT cover:
- Site Costs: Excavation, piering, and connections to sewer/water.
- Flooring: Carpet and timber look flooring are often upgrades.
- Driveway & Landscaping: Often left for you to do later.
- Council Requirements: Bushfire (BAL) upgrades or acoustic treatments.
*Rule of Thumb: Add 25-30% to the Base Price to get a realistic "Move-In" budget.*
---
2. Inclusions: The Devil is in the Detail
When comparing two builders, you must look at their "Inclusions List". Builder A might be $20k cheaper than Builder B, but if Builder A excludes the driveway, heating, and stone benchtops, they might actually be more expensive in the long run.
Key Inclusions to Check:
- Ceiling Height: Is it standard 2440mm or upgraded 2590mm? High ceilings make a huge difference to the feel of a home.
- Kitchen: Is it 20mm Stone or Laminate? Are the appliances 600mm or 900mm wide?
- Heating/Cooling: Is it just ducted heating? Or is Evaporative Cooling / Split Systems included?
- Energy Rating: Does it meet the new 7-Star NCC requirements?
On Buildies.io, builders list their key inclusions on each Home Design page so you can see exactly what you are getting.
---
3. Site Costs: The Unknown Variable
You cannot get a fixed price contract until the builder has done a "Soil Test" and "Site Survey" on your specific block of land.
Factors that increase Site Costs:
- Slope: If your block has more than 1m of fall, you will need retaining walls or a "split level" slab ($$$).
- Fill: If your land is "filled" (not natural soil), you need deeper concrete piers to reach stable ground.
- Rock: Hitting rock during excavation is expensive to remove.
*Tip: Ask the builder for a "Fixed Site Costs" allowance in your initial quote. It might be slightly higher, but it protects you from nasty surprises.*
---
4. Home Design vs. House & Land
- Home Design: You own the land (or are looking for it), and you choose a house to put on it. This is what you find in the Home Designs section.
- House & Land Package: The builder has bundled a specific block of land with a specific house design. The price includes both.
Pros of Home Designs:
- More flexibility. You can choose the perfect block and then find the perfect house.
- You can tender the same design to multiple builders to get the best price.
---
5. The "Turnkey" Solution
If you want a stress-free build, look for "Turnkey" inclusions. This means the builder does *everything* required for you to turn the key and live there.
A Turnkey Quote Includes:
- Driveway and paths.
- Fencing and gates.
- Landscaping (turf, plants, letterbox).
- Clothesline and TV antenna.
- Blinds and flyscreens.
Investors almost always choose Turnkey packages. Owner-occupiers often prefer to do the landscaping and driveway themselves to save money or get a higher quality finish.
---
6. How to Use Buildies.io to Compare
- Filter by Width: Use the search filters to only show designs that fit your block frontage (e.g., 12.5m).
- Shortlist Favourites: "Heart" the designs you like to create a shortlist.
- Check the Facades: Does the design come with a facade you love? Check the Facades tab.
- Enquire: Use the "Enquire Now" button to send a message directly to the builder. Ask them: *"Does this price include site costs for the [Suburb] area?"*
Conclusion
Don't be seduced by a low base price. A cheap house with poor inclusions and high site costs is no bargain. By understanding the components of a Home Design package—Structure, Inclusions, and Site Costs—you can compare quotes accurately and build your dream home without blowing your budget.