Included vs Upgrade: What Builders Really Mean
Understanding what's genuinely included in a builder's base price — versus what costs extra — is one of the most important skills for any new home buyer. Here's a plain-English breakdown with real upgrade cost ranges.
Quick Definition
In Australian home building, a standard inclusion is an item in the base price at no extra cost. An upgrade is available for additional cost. Not included means the buyer arranges and pays for it separately. Two builders at the same advertised price can differ by $20,000–$60,000 in actual value due to these differences.
Key Takeaways
- Every item in a new home is either included, an upgrade, or not included
- Two builders at the same price can differ by $20,000–$60,000 in actual value
- Display homes are presented at maximum upgrade level — not base spec
- Always request a full written inclusions specification before comparing prices
- The most expensive upgrade decisions are air conditioning, flooring, facade, and landscaping
The Three Categories You Need to Understand
Every item in a new home can fall into one of three categories. Understanding these is fundamental to reading any builder's pricing honestly — and to comparing builders fairly.
Included
No extra cost. Part of the advertised base price. You get this regardless of what you choose.
Upgrade
Available at extra cost above the base price. You choose whether to include it.
Not Included
Not part of the builder's offering. Buyer arranges and pays for this separately.
Note
Most Common Upgrade Items — With Cost Ranges
These are the items buyers most often discover are upgrades only after starting the sales process:
| Item | Upgrade Cost |
|---|---|
| Ducted Air Conditioning | $8,000 – $18,000 |
| Stone Benchtops (40mm) | $2,000 – $6,000 |
| Hybrid Timber Flooring | $5,000 – $15,000+ |
| Facade Upgrade | $5,000 – $20,000+ |
| Ceiling Height (2700mm) | $2,500 – $7,000 |
| Alfresco / Outdoor Area | $8,000 – $20,000+ |
| Semi-Frameless Shower Screens | $1,500 – $4,000 |
| 900mm Kitchen Appliances | $1,500 – $3,500 |
| Driveway | $5,000 – $15,000+ |
| Landscaping & Turf | $10,000 – $30,000+ |
| Shower Niche | $400 – $900 each |
| Soft-Close Cabinetry | $800 – $2,500 |
| Undermount Sink | $500 – $1,500 |
| Energy Rating (above 7 stars) | $1,000 – $5,000+ |
Estimates only. Costs vary by builder, region, and specification. See individual product guides for detailed breakdowns.
See what's included vs upgrade across builders
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Why Display Homes Are Misleading
Display homes are marketing tools, not representations of the standard inclusions spec. When you walk through a builder's display, virtually everything you see has been upgraded:
- The facade is likely 2–3 upgrade levels above standard
- The kitchen has 40mm benchtops, 900mm appliances, and a butler's pantry
- The flooring is premium hybrid timber throughout — carpet may be standard
- The ceiling height is 2700mm — 2400mm or 2550mm may be standard
- The shower screens are frameless — framed may be included
- The outdoor area is beautifully tiled — it may not even be included
Always ask the builder to walk you through the display home and identify which items are standard versus upgraded. Better still — read our guide on what display home builders don't tell you.
Understanding Provisional Sums and Allowances
Beyond standard inclusions and clear upgrades, building contracts often contain provisional sums and prime cost allowances. These are areas where the builder sets a budget estimate but the final cost depends on your choices:
- Provisional sum (PS): An estimated amount for work whose scope isn't fully defined (e.g. retaining walls). If the actual cost is higher, you pay the difference.
- Prime cost (PC) allowance: A dollar budget for items you select yourself (e.g. tiles at $50/m²). If you choose tiles that cost more, you pay the difference.
Both provisional sums and PC allowances are common sources of budget blowouts. Learn more in our guide on provisional sums explained and prime cost items explained.
Common Upgrade Trap
What to Ask Every Builder
- QCan you provide a full inclusions specification document in writing?
- QWhat ceiling height is included as standard?
- QIs ducted air conditioning included or is it a split system?
- QWhat stone benchtop thickness is standard?
- QWhat flooring is included throughout — carpet, tiles, or timber?
- QWhat facade level is shown in your display homes vs standard?
- QIs the alfresco / covered outdoor area in your display home included?
- QAre driveways, landscaping, and fencing included?
How to Use Compare My Build to Check Inclusions
Compare My Build's free comparison tool shows the inclusion status — Included, Upgrade, or Not Included — for every tracked item across all builders in your region. Rather than requesting separate inclusions documents and comparing them manually, you can see the full picture side-by-side in seconds.
For each inclusion listed as an "Upgrade," we also show typical upgrade cost ranges where available — so you can estimate the real total cost before you ever walk into a display home.
Upgrade Costs Guide
See typical cost ranges for the most common home building upgrades.
Which Builders Include This as Standard?
Frequently Asked Questions
See all upgrade costs at a glance
Our upgrade costs guide lists typical price ranges for every common home building upgrade.
All information is independently compiled by the Compare My Build editorial team as a general guide only. Always confirm inclusions directly with your builder before signing.
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