Orbit Homes vs Simonds 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 below shows exactly what each builder includes, so you can assess the real cost difference.

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.

Site costs are separate. Neither Orbit Homes nor Simonds Homes is likely to include site costs in their advertised price. Site costs — covering earthworks, drainage, slab engineering, and service connections — can range from $10,000 on a flat estate lot to $50,000+ on a sloped or reactive-soil block. Always ask both builders for a site-specific cost estimate before signing anything.

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.