Introduction

You’ve seen the ads: ‘Brand new home from just $750K!’ But what does that price *really* get you? House and land packages are often promoted with headline-grabbing numbers — and while they can be a smart investment, it’s critical to understand how the pricing actually works. From base inclusions and site costs to landscaping and upgrades, many new investors are surprised by what’s not included in the price tag. In this blog, we’ll unpack how builders structure house and land pricing and what to look out for before you sign.

The Two Parts: Land + Build

Split contracts, one price tag

Many house and land packages are made up of two contracts: one for the land and one for the construction. That’s why you’ll often see pricing split between a land cost and a ‘from’ price for the build. But here’s where things can get murky — the build price you’re quoted is often the base price, and there can be big differences in what’s included.

The role of the developer and the builder

The developer sells you the land, while a builder provides the home. Sometimes these are bundled together, but you’re usually dealing with separate parties. This means inclusions, timelines, and contracts need to be reviewed individually — and thoroughly.

What’s typically included and what’s not

Inclusions can vary widely

The base price often includes the bare minimum: standard fittings, no landscaping, basic tiling, and little to no allowance for site works. You may not get air conditioning, upgraded kitchen appliances, or even flyscreens.

Site costs are a major variable

Site works — the cost of preparing your block for construction — are usually not included in the base price and can vary significantly depending on the slope, soil type, and retaining requirements. These can add $10,000 to $40,000 or more to the final price.

Fixed price isn’t always fixed

What ‘fixed price’ actually means

A ‘fixed price’ package can still include provisional sums — estimates for things like site costs, driveways, or external works. These can be revised upward during the build process unless they’re truly locked in.

How to protect yourself

Always ask for a fully itemised quote that specifies what’s included. Look for turnkey packages that include fencing, landscaping, driveways, and window furnishings if you want a tenant-ready product. Get everything in writing — and avoid verbal promises.

The real cost of upgrades and variations

Upgrades add up quickly

Stone benchtops, premium flooring, feature lighting, or facade changes can add tens of thousands. Builders often offer low base prices and make their profit on upgrades, so it’s easy to overspend without realising.

Variations mid-build = budget blowouts

Changing plans after contracts are signed can incur hefty variation fees. Decide on your layout and inclusions upfront, and stick to the plan to avoid timeline and budget creep.

Final thoughts: Know what your really buying

Changing plans after contracts are signed can incur hefty variation fees. Decide on your layout and inclusions upfront, and stick to the plan to avoid timeline and budget creep.

FAQs

1. What’s usually excluded from a base price?

Landscaping, fencing, driveways, blinds, air conditioning, and site costs are often excluded.

2. Are turnkey packages more expensive?

They may cost more upfront, but they include everything needed to rent out the property immediately.

3. Can I negotiate with the builder?

In some cases, yes — especially on upgrades or packages. But ensure all changes are in writing.

4. How can I tell if the price is fair?

Compare like-for-like quotes, check inclusion lists, and assess location, build quality, and builder reputation.

5. What’s the biggest hidden cost to watch out for?

Site works — especially on sloping blocks or reactive soil — can dramatically increase your final build price.

Are you interested in building new for investment but don’t want the stress and hassle?  Take a look at our new build service.