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What does 'from price' mean when building a house?

A 'from price' is the lowest possible price a builder can advertise for a particular home design. It represents an ideal-case scenario — the minimum cost assuming a flat block, standard soil, no upgrades, and services close by. Most buyers pay significantly more.

Is the 'from price' a binding quote?

No. Advertised from prices are marketing figures, not quotes. A formal quote is only issued after a site assessment, soil test, and inclusions meeting with the builder.

What conditions does a 'from price' typically assume?

Most from prices assume: a flat block, standard soil class (M or S), services within a reasonable distance, no retaining walls, a base inclusions package with no upgrades, and a block within a specific size range.

How much more than the from price do buyers typically pay?

There's no universal figure, but when site costs, upgrades, landscaping, driveway, and contract variations are included, buyers frequently pay 15–30% more than the advertised from price.

How do I protect myself from from-price surprises?

Request a full inclusions list, a written site cost estimate, and ask the builder to walk you through what the advertised price specifically assumes. Compare multiple builders' actual inclusions before signing anything.

Is it illegal for builders to advertise misleading from prices?

Builders must comply with Australian Consumer Law. A from price that cannot realistically be achieved by any buyer may breach consumer protection rules. However, from prices with disclosed conditions are standard industry practice and legal.

Why is the display home different from the advertised from price?

Display homes are almost always presented at their highest upgrade level — premium facade, full ducted air conditioning, upgraded benchtops, timber flooring, and more. The from price applies to the base spec, which can look very different.

What is a realistic total budget when building a new home?

A practical rule: start with the from price, add site costs ($10,000–$50,000+ depending on your block), add $10,000–$30,000 for common upgrades, and add $15,000–$30,000 for landscaping, driveway, and fencing. That gives a more realistic picture.

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Hidden Costs

Why 'From Price' Homes Can Be Misleading

Advertised from prices are designed to attract attention — not to represent what most buyers will actually pay. Understanding what a from price assumes is the most important first step before comparing builders.

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

What Is a 'From Price'?

A 'from price' is the lowest possible advertised price for a home design, assuming ideal conditions: flat block, standard soil, no upgrades, and services close by. It is a marketing starting point, not a quote. Most buyers pay 15–30% more than the advertised from price once site costs, upgrades, and exclusions are included.

Key Takeaways

From prices assume ideal conditions — flat block, standard soil, no upgrades
Most buyers pay 15–30% more than the advertised from price
Display homes are presented at maximum upgrade level, not from-price spec
Site costs, driveway, landscaping, and fencing are almost never included
Always ask for a written 'cost to move in' estimate before comparing builders

The Problem With From Prices

In Australia, virtually every volume builder advertises homes using a "from price." This is the minimum cost of a given home design under perfect conditions. The problem isn't that from prices exist — they're a standard and legal part of the industry — it's that many buyers treat them as realistic budget figures without understanding the assumptions behind them.

In practice, very few buyers pay the from price. Most end up paying significantly more once their specific block, inclusions choices, site conditions, and contract exclusions are factored in.

Understanding this isn't about distrusting builders. It's about going into the comparison process with accurate expectations so you can budget correctly and compare fairly.

Watch Out

From prices are legal and common in the industry. They are not deceptive in themselves — but treating them as a realistic budget figure can lead to significant financial stress later in the build process. Always ask what the from price specifically assumes.

What a From Price Typically Assumes

Every builder's from price rests on a set of assumptions. If any of these assumptions don't apply to your block, your price will be higher:

Assumption	Why It Matters If It Doesn't Apply
Flat block	Sloped or undulating blocks require earthworks and retaining walls — not included in from price
M or S class soil	H1, H2, or E class soils require stronger slabs and cost more to engineer
Services close by	If services (sewer, water, power) are far from your block, connection costs rise significantly
Base inclusions only	No upgrades — standard facade, basic flooring, split system air con or none
Standard size lot	Very small or very large blocks may require different pricing
No rock or fill	Rocky ground or blocks requiring fill material add significant cost
No retaining walls	Level changes of even 300–600mm can require retaining walls not covered in the from price

Compare what builders actually include as standard

See inclusions side-by-side — not just headline prices.

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The Hidden Costs That Inflate the From Price

Beyond the from price, buyers commonly encounter these additional costs that push the total well above the advertised figure:

Site Preparation

Site costs (earthworks, soil testing, retaining walls) — typically $10,000–$50,000+
Rock removal if encountered during excavation
Fill material for low-lying blocks
Service connections beyond the boundary

Inclusions & Upgrades

Ducted air conditioning (often $10,000–$18,000 above split system standard)
Stone benchtop upgrades ($2,000–$6,000)
Flooring upgrades — hybrid timber instead of carpet ($5,000–$15,000)
Facade upgrade to match display home ($5,000–$20,000+)
Ceiling height upgrade to 2700mm ($2,500–$7,000)

External Works & Finishing

Driveway — almost never included ($5,000–$15,000+)
Landscaping and turf ($10,000–$35,000)
Boundary fencing ($8,000–$22,000)
Window furnishings — almost always excluded ($3,000–$10,000)
Clothesline, letterbox, house numbers ($500–$2,000)

Tip

A good mental model: take the from price, add realistic site costs for your block, add $15,000–$35,000 for common upgrades, and add $20,000–$40,000 for landscaping, driveway, and fencing. That's closer to a realistic starting budget for most buyers in SEQ.

Why Display Homes Make It Worse

Display homes are the most powerful marketing tool builders have — and they almost always present homes at their highest upgrade level. The facade you see is typically 2–3 upgrade levels above standard. The kitchen has 40mm stone benchtops, 900mm appliances, and butler's pantry — none of which may be included at the from price. The flooring is premium hybrid timber throughout. The ceiling height is 2700mm.

When a buyer sees a display home and compares it to a competitor's from price, they're often comparing two completely different things: the maximum spec of one builder versus the entry-level price of another.

Read more in our guide on what display homes don't show.

How to Compare Builders Without Being Misled

Always request a full inclusions specification — not just a price list
Ask each builder exactly what their from price assumes (flat block? which soil class?)
Get a written site cost estimate based on your actual block (after a soil test)
Ask for the "cost to move in" figure, including all exclusions and common upgrades
Compare inclusions across builders using a like-for-like checklist
Use Compare My Build to see what's included, upgraded, and excluded across all builders at once

Questions to Ask Before Signing

QWhat specific conditions does your advertised from price assume?
QWhat is the site cost estimate for my block, and is it fixed or provisional?
QWhat's included in the facade shown in your display home?
QWhat would this home look like at standard inclusions (not display spec)?
QWhat are the most common upgrades your buyers choose, and what do they cost?
QWhat's the full 'cost to move in' including all exclusions and upgrades?

Beyond The Base Price

A deeper guide to understanding what's really in the price — and what isn't.

Read the Full Guide

Related Guides on Builder Pricing

What Are Site Costs?What Builders Don't Include Included vs Upgrade Explained Upgrade Costs Guide Fixed Price vs Cost Plus Contract What Causes Building Variations?

Frequently Asked Questions

All information is independently compiled by the Compare My Build editorial team as a general guide only. Always confirm costs and inclusions directly with your builder before signing any contract. This is not financial or legal advice.