G.J Gardner Homes – Melbourne North West vs Orbit Homes

Comparing two builders purely on advertised price is one of the most common mistakes buyers make. A builder with a lower base price may actually cost more once you add the upgrades required to match another builder's standard inclusions — things like ducted air conditioning, hybrid timber flooring, stone benchtops, or a tiled alfresco. The comparison table shows published inclusion differences; it does not calculate final build prices. Confirm actual costs and specifications with both builders.

What inclusions matter most? Focus on items that significantly affect liveability and upgrade cost: ceiling height, flooring specification, air conditioning type, kitchen appliance grade, stone benchtop thickness, and outdoor inclusions (driveway, fencing, alfresco). These are the features most likely to be listed as upgrades by one builder but included as standard by another.

Check site-cost allowances. Site costs may be included, excluded or handled through allowances, depending on the package and contract. They depend on earthworks, engineering and connections. Any general cost figures are indicative estimates only. Always request current, written site-specific cost estimates from both builders before signing.

Questions to ask both builders: Is the price fixed or does it include provisional sums? What soil class is the slab designed to? Is ducted air conditioning included or an upgrade? Are the driveway, fencing, and landscaping in the contract? What is the NatHERS energy rating? What does the structural warranty cover and for how long? Getting answers in writing — not just verbally at a display home — is the only way to compare fairly.