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Why don't builders mention these costs upfront?

Some costs (like site costs) are genuinely unknown until a soil test is done. Others are excluded to keep the advertised price lower. Always ask specifically about each cost category before committing.

How much should I budget above the advertised price?

As a rough guide, factor in an additional 15–25% above the base price to cover site costs, exclusions, and common upgrades. For larger or more complex builds, this can be higher.

Are there any of these costs that can be included by negotiation?

Yes — some builders will include items like flyscreens, a clothesline, or even a driveway contribution during promotions or as part of a negotiation. Always ask, and always get it in writing.

What's the single biggest hidden cost?

For most buyers, site costs are the biggest surprise. On a sloped block with reactive soil or difficult access, site costs alone can exceed $40,000–$60,000.

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Hidden Costs

Hidden Costs Builders Don't Always Mention

From soil tests to council fees, driveways to window furnishings — there's a long list of real building costs that rarely appear in the advertised price. Here's what to budget for.

4 min read·Compare My Build — Independent Resource

The True Cost of Building a New Home

The advertised price of a new home is rarely the final price. Most buyers discover additional costs throughout the contract, pre-construction, and build process — costs that were always going to apply but weren't clearly flagged upfront.

Understanding these hidden costs before you sign puts you in a much stronger position to budget accurately and negotiate effectively.

Watch Out

The gap between advertised price and final cost varies widely. For many buyers, the true out-of-pocket cost is 15–25% higher than the base advertised price — sometimes more on challenging blocks.

Hidden Costs to Budget For

Cost Item	Typical Range
Soil testing Required before building but often not in base price	$500 – $2,000
Site costs (earthworks, retaining) One of the biggest variable costs	$10,000 – $50,000+
Council fees & building approval Varies by council and build type	$2,000 – $8,000
Driveway Almost never included in base price	$5,000 – $18,000
Fencing Boundary fencing typically excluded	$8,000 – $22,000
Landscaping & turf Rarely included in any meaningful way	$10,000 – $35,000
Window furnishings Almost always excluded	$3,000 – $10,000
Letterbox, clothesline, house numbers Frequently forgotten until handover	$500 – $2,000
Temporary fencing & site establishment Sometimes a provisional sum	$1,500 – $4,000
Connection fees beyond boundary Water, power, sewer service connections	$2,000 – $15,000+
Variations during build Design changes after contract signing	$3,000 – $20,000+
Upgrade decisions post-signing Kitchen, flooring, bathroom upgrades	$5,000 – $40,000+

All ranges are indicative only and vary by block, region, builder, and specifications chosen.

Compare what builders include as standard

Fewer exclusions = fewer surprises. Compare inclusions side-by-side.

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The Three Phases Where Hidden Costs Appear

Phase 1: Pre-Contract

Soil testing
Site inspection fees
Draft plan fees
Initial council search fees

Phase 2: Contract & Pre-Construction

Site costs (earthworks, connections, retaining)
Upgrade decisions
Building approval fees
Engineering fees

Phase 3: During & After Build

Variations to contract
Landscaping & driveway
Fencing
Window furnishings, clothesline, letterbox

Tip

Ask your builder for a "total cost to move in" estimate — including site costs, all exclusions, and your planned upgrades. This single question can reveal the full picture quickly.

Beyond The Base Price

A full guide to what's really in — and out of — the advertised price.

Read the Guide