Just looking to see what people are paying
List Size
Number bedroom
Number of bathroom
Number of parking\garage
Location
Side cost
Builder big or small
And year
Thank you for your answers in advance
What Was Your Total Cost to Build a Duplex
Lfrugall on 13/01/2022 - 07:06
Comments
Good try Malcolm, but the ATO need more than that.
Can you PM me the builder please.
I'm building a similar house in the outer west.
With prices skyrocking for the building industry over the pass year.
I don't think anything anyone provides you is going to be useful in negotiating with a price match. If that's what your intentions are.Budget for about $1800-$2000 per m2 of building if you are building in Sydney. This is the entire foot print so include the garage, patios, balconies, downstairs, upstairs. Also this is for a project home style duplex with a high quality of finish. If you have a very steep site, confined access, special features etc. it will cost more. Also it does not include landscaping and fencing approx $20k to $50k.
Theory is the bigger the size the cheaper it is to build per sqm.
Your biggest cost is really bathrooms and kitchen. Then it is labour of putting all the stuff together.
Think $2000 sqm is a good yard stick if you are going for a budget build.
If you really want to strip it back you can tell the builder you'll buy the whole kitchen (cabinets, tiles and appliances) and bathroom materials. I think it would make it a lot easier to quote.
Problem at the moment is going to be what people believes the prices of materials would be in 6 months. Your low quote could be assuming it doesn't go up. High quote would be if stuff inflates 20%. Low quote might actually go out of business. But then I don't think builders would want to do a cost plus fixed margin contract because you know there is no fun in that.
If you're going to get a builder to build you a new house, no way should you supply the kitchen cabinets and get someone else to install it, nor would any reasonable builder agree to it.
Builder will contract out the supply and installation of the kitchen cabinets as part of the overall costs. What happens if the kitchen cabinets is cut wrong, who's going to install and fix it? Any delays with the cabinets/stone will delay the tilers, painters, electrician, plumbers, carpentry fixing. And you want the builder to then pay you a penalty if the project goes beyond the contracted time frame. No decent builder would agree to this today.
I've heard of people importing kitchens and windows for their owner built houses but the only builders who would allow you to supply the kitchen cabinets are struggling builders.
By all means supply the tiles and appliances if the builder agrees to it.
tell the builder you'll buy the whole kitchen (cabinets, tiles and appliances) and bathroom materials
WHOLE
delays with the cabinets/stone will delay the tilers, painters, electrician, plumbers, carpentry fixing
Solves this problem
For someone who's worked in the industry and know what modular design means you can draw your plans to pretty much cut out all of those delays in you are good at working on lay outs and talk to your architects reasonably.
I got a 18sq unit in council for planning. Going to be an easy done for me. Took me 2 months from inception into council for planning permission, if you work with your architect and you both know what you are guys are doing.
Builders generally have no idea what they are doing. If they are any better then in Victoria it wouldn't be a Certificate IV ($10k in course fees, full fee) in 9 months followed by a few units to make it to Diploma (probably another $10k in course fees full fee) and 3 years of experience. It takes longer getting a 1 year masters than to become a builder. If it was that advanced they'd ask builders to solve the supply chain crisis.
One of the units in the course is cost estimation and working out bill of materials. Even then phoenixing (going into insolvency to screw your suppliers and creditors, and open up another company) is pretty common.
Building to a modular design doesn't solve the problem that you still need to measure on site and actually getting it installed.
Why would the builder allow you to supply cabinetry and then have to install it which may affect their other tradies?
Most builders won't even allow you to install your timber flooring before handover so you can get the timber under the skirting. Just too much hassles.
Builders- skilled or unskilled, due to volume of work currently CBF'd dealing with a customer who wants handle part of the build. More risk/hassles without the rewards.
FYI, I've owner built 3 houses. Not that I don't trust builders, I just can't afford the good ones who will build to my standards.
For a one off build, architects can only get the working drawings to a reasonable level. There's always something that needs to be amended from the plans due to elevation or say engineering, e.g. a/c duct, posi truss where the drain is suppose to go or steel beam blocking something.
You OB'ing or getting a builder for your unit?
You OB'ing or getting a builder for your unit?
I know builders and they're happy to do it my way because I know my way around. I come from a family from construction.
Building to a modular design doesn't solve the problem that you still need to measure on site and actually getting it installed.
We're going the other direction. We're finding standard size walk in robes / wardrobes at IKEA and building the space to slot it in. Not going to deal with these nutty weird dimensions where putting in a wardrobe and having some hack job shelving is going to cost $3k.
Probably going to get my own builder licence.
@netjock: I owner built 3 times, project managing it and also being a lackey.
Not much hands on work other than holding the timber up while chippy nails it, painting soffits before installation or helping installing the timber flooring.
1st house, saved money by buying pre-fab 2-pac bathroom vanities and getting chippy to install melamine shelving.
I did save some money, but in the overall scheme of things it wasn't a material saving.
Next two houses, got the cabinet maker to custom make the vanities (so kitchen/bathroom/laundry all matched) and wardrobe fit out. Makes a big difference to the feel of quality of the house.
Nothing against Ikea but the quality is so so. End of the day, you'll save heaps because you don't pay the builders margin. Using Ikea cabinets will compromise the build to save a few thousand, whereas you will save tens of thousands if not a hundred without the builders margin and other labour costs.
Anyway, that's my experience, I've only ever regretted compromising to save some money. After moving in, I forget about the costs, but know that overall I've saved hundreds of thousands not paying the builders margin.
About tree fiddy
I'm looking for a decent builder as well, if anyone used someone they can highly recommend. Can you pm their details aswell.
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9
9
7
Point Piper
$8.5m
Small
2016