So you’ve found a home design you love and a price tag that looks promising. It feels like progress. But here’s the truth:
That number is a placeholder. Not a fixed price.
Until you’ve secured your block of land, any number your builder gives you is a best guess and not a real quote. And building a home based on guesses? That’s how budgets blow out, timelines stall, and people walk away from their dream home.
The Cost Isn’t Just About the House — It’s About the Land
You could build the exact same home (with the same plan, same inclusions, same builder) and end up paying tens of thousands more depending on the block you choose.
Why? Because the actual cost of building your home isn’t just about the house. It’s about what it takes to build that house on your land.
The Six Site Conditions That Change Everything
Here’s what can dramatically shift your price — and why your land must come first:
- Slope and Fall
Even a gentle slope can require retaining walls, stepped slabs, or drainage work. These are non-negotiables – and they can’t be quoted until your land is reviewed. - Soil Type
Some soils require deeper footings or stronger slabs. A soil test can shift your foundation cost by thousands. No test = no certainty. - Bushfire or Flood Overlays
If your block is in a BAL zone or flood-prone area, compliance costs can spike. Fire-rated windows, ember screens, CFA fittings — all mandated, all expensive. - Orientation and Energy Compliance
Your block’s orientation affects how your home performs. To meet energy ratings, you might need different insulation, window placements, or floorplan tweaks. - Site Access
Tight access, narrow streets, or steep driveways can make construction harder. That means more labour, more equipment and a higher cost. - Council and Location Requirements
Different estates and councils have different rules. This leads to different reports, approvals, or engineering requirements. The same house in a different suburb can mean a totally different price.
Quoting Without a Block of Land Is Quoting Blind
Builders who offer “fixed prices” before they’ve assessed your block aren’t doing you a favour. They’re giving you a number that feels helpful but isn’t based on reality.
And when you base big decisions (like finance applications or selling your current home) on that placeholder?
That’s when budgets unravel.
We’ve seen it happen too many times. It’s why we don’t quote blind. And it’s why we insist on land first.
How to Choose Land That Supports Your Budget (Not Blows It)
If you’re still shopping for the right block, here are a few tips to avoid future surprises:
- Prioritise flat blocks – less excavation, fewer costs
- Check titling status – titled = ready to build sooner
- Understand estate guidelines – they can impact facade and material choices
- Investigate overlays – bushfire and flood zones can mean major compliance costs
- Think about access – tight driveways or laneways = higher labour costs
- Compare true costs – a more expensive block with fewer complications might save you money overall
Want Real Pricing? It Starts With Real Info
If you’re serious about building your home with clarity and confidence, don’t start with the floorplan. Start with the land.
Then talk to a builder who’s honest about what it takes to get a fixed price.
We created a free guide to help you avoid the most common pricing mistakes homeowners make:
7 Things You Must Know Before Designing Your New Home
Inside, you’ll learn:
- What to ask before choosing your builder
- How to avoid the biggest pricing traps
- And how to plan your home with clarity — not chaos
Download your free copy here and build smarter from day one.
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