Two builders with similar prices can have vastly different standard inclusions.
What's missing from the contract matters just as much as the advertised price.
Compare what's actually included — not just the headline number.
Common Surprises
What Buyers Often Get Caught Out With
These are the most frequent items that add cost after the contract is signed — often catching buyers completely off guard.
Site Costs
Site costs cover earthworks, retaining walls, soil tests, and connections. They can vary from $5,000 to $50,000+ depending on your land — and many builders don't include them in the base price.
Flooring Exclusions
Many builders include only basic carpet or tiles in wet areas. Hybrid timber flooring throughout, premium tiles, or polished concrete are typically expensive upgrades not shown in the advertised price.
Air Conditioning
Ducted air conditioning is one of the most common post-contract shocks. Some builders include split systems; others include nothing. Ducted systems can add $8,000–$18,000 to your final cost.
Driveway & Landscaping
Driveways, pathways, turf, fencing, and letterboxes are almost always excluded. Budget an extra $15,000–$30,000 on top of the house price for these essential items.
Facade Upgrades
Advertised house images often show premium facades. The actual included facade may be plain brick or render at the base level. Upgrading to the displayed look can add $5,000–$20,000.
Electrical & Lighting
Standard electrical allowances often cover minimal power points and basic light fittings. Downlights throughout, additional power points, and smart home features can add thousands.
Important: A low starting price can quickly become an expensive build once upgrades, site costs, and contract exclusions are factored in. Always request a full inclusions list and site cost estimate before comparing prices.
Contract Knowledge
Understanding Builder Contracts
Before you sign anything, make sure you understand these key contract concepts.
Before You Sign
Questions Every Buyer Should Ask
Use these questions to cut through the sales pitch and understand exactly what you're getting.
What is NOT included in this price?
The exclusions list defines your real out-of-pocket cost.
What are the estimated total site costs?
Site costs vary massively by land and are often not in the advertised price.
What ceiling height is included as standard?
2400mm vs 2550mm vs 2700mm is a big quality difference with real cost implications.
Is ducted air conditioning included?
One of the most expensive common upgrades — know upfront.
What facade level is included?
The facade in the brochure may be 2–3 upgrade levels above standard.
Are the floor plans customisable?
Understanding what changes are free vs charged saves thousands in surprises.
What flooring is included throughout?
Hybrid timber vs carpet vs tiles — each room matters.
What stone benchtop thickness is standard?
20mm vs 40mm thickness is a common kitchen upgrade that adds cost.
What are the likely upgrade costs to match your display home?
Display homes are almost always fully upgraded — most buyers don't realise this.