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What items do builders typically not include in their base price?

The most common exclusions are: site costs, driveway, boundary fencing, landscaping, window furnishings, alfresco area, ducted air conditioning, flyscreens, clothesline, and letterbox. These can add $40,000–$100,000+ to the total cost of a new home.

How do I find out what's excluded before signing?

Request a full inclusions specification document from the builder. This should list every item and its status. If they won't provide one, that's a red flag. Also use Compare My Build to compare inclusions across multiple builders at once.

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Inclusions & Upgrades

What Builders Usually Don't Include in Base Price

Driveways, fencing, ducted air con, flyscreens, landscaping, clotheslines — the list of common exclusions surprises most new home buyers. Here's a comprehensive guide to what to always check before signing.

7 min read·Compare My Build — Independent Resource· Updated June 2025

Key Facts

Most Australian home builders do not include site costs, driveway, fencing, landscaping, window furnishings, alfresco areas, or ducted air conditioning in their advertised base price. These exclusions can add $40,000–$100,000+ to the total cost of your new home.

Key Takeaways

Display homes show everything at upgrade level — assume nothing is included
Common exclusions include driveway, fencing, landscaping, and window furnishings
Site costs are almost always separate — budget $10,000–$60,000+
Ducted air conditioning is frequently an upgrade of $8,000–$18,000
Always request a full written inclusions specification before comparing prices

Why Exclusions Matter So Much

Every builder's base price excludes certain items. Some exclusions are obvious — landscaping, fencing — but others are less so, like flyscreens, TV points, garage door openers, and even ducted air conditioning.

The problem is that display homes are almost always presented with all these items installed — often at the highest upgrade level. Buyers assume they're included, only to discover during the contract process that they're paying extra — or not getting them at all.

This gap between what's shown and what's included is one of the most consistent sources of budget surprises in the Australian new home industry. Understanding it before you start comparing builders gives you a significant advantage.

Watch Out

When you walk through a display home, assume nothing is included unless you have it confirmed in writing. Every item you see — blinds, outdoor area, driveway, premium tiles — could be an upgrade or an exclusion. Ask the builder to identify every item's status.

Complete List of Common Exclusions

Commonly Excluded Items — What to Budget For

Item	What To Know
Driveway	Almost never included. Expect $5,000–$15,000+ depending on size and material.
Fencing	Boundary fencing is typically excluded. Allow $8,000–$22,000+.
Landscaping	Turf, plants, garden beds — almost always excluded. Budget $10,000–$35,000+.
Letterbox & clothesline	Frequently excluded. Small cost but often surprises buyers at handover.
Flyscreens	Not always standard. Many builders charge extra or exclude entirely.
Window furnishings	Blinds, curtains — almost always excluded from base price. Budget $3,000–$10,000.
TV antenna & cabling	External antenna and internal TV/data points sometimes cost extra.
Alfresco / outdoor area	Often shown in display homes but excluded from base price. $8,000–$20,000+.
Ducted air conditioning	Many builders include only split systems or nothing. Ducted is often $8,000–$18,000 extra.
Site costs	Soil testing, earthworks, retaining walls — rarely included in from price.
Connections beyond boundary	Water, sewer, power connections beyond your property line can add $2,000–$15,000+.
Floor coverings to full home	Some builders only include tiles to wet areas — carpet/timber elsewhere costs extra.
Garage door opener	Manual garage doors are often standard — motorised openers cost extra.
Solar panels	Never included as standard despite some promotions — read the fine print.
Pool or outdoor spa	Never included. Budget $30,000–$100,000+ depending on type and size.
Retaining walls	Required for sloped blocks but almost always a provisional sum or excluded.

Note: Inclusions vary by builder. Always request a full inclusions specification before signing.

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The Real Cost of Common Exclusions

When you add up the most common exclusions, the true cost of a finished home can be dramatically higher than the base price. Here's a realistic picture:

Exclusion	Budget Range
Site costs (earthworks, connections, etc.)	$10,000 – $60,000+
Driveway	$5,000 – $15,000
Boundary fencing (3 sides)	$8,000 – $22,000
Landscaping and turf	$10,000 – $35,000
Window furnishings	$3,000 – $10,000
Ducted air conditioning (if not included)	$8,000 – $18,000
Alfresco (if not included)	$8,000 – $20,000
Letterbox, clothesline, house numbers	$500 – $2,000
Total potential additions	$52,500 – $182,000+

All ranges are indicative only. Actual costs depend on block size, builder, region, and specification chosen.

Tip

Ask the 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 and lets you compare builders on total value, not just base price.

Why Exclusions Vary Between Builders

Not every builder excludes the same things. Some volume builders in SEQ include a basic concrete driveway, or a contribution toward landscaping, or fixed site costs — as part of their value proposition. Others exclude everything beyond the building footprint.

This is exactly why comparing inclusions — not just prices — is the most important step before committing to any builder. A builder with a higher advertised price but more inclusions often represents better value than a cheaper base price with extensive exclusions.

Read more in our guide on why inclusions matter more than base price.

The Checklist: Questions to Ask Every Builder

Questions to Ask Before Signing

QIs the driveway included, and to what specification?
QIs boundary fencing included on any sides?
QIs ducted air conditioning included or is it a split system?
QAre flyscreens included on all windows and doors?
QAre floor coverings included throughout the entire home?
QAre window furnishings included?
QIs an alfresco or covered outdoor area included?
QAre site costs included, and what conditions apply?
QWhat is included in the landscaping package?
QAre TV antenna and data points included?
QIs the garage door motorised or manual?

Upgrade Costs Guide

See realistic cost ranges for the most common upgrades and add-ons.

View Upgrade Costs

Deep Dive Product Guides

Ducted vs Split System AC Driveway Inclusions Guide Landscaping Inclusions Guide Tiled Alfresco Guide Flooring Guide Ceiling Heights Guide

Frequently Asked Questions

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 any contract.