How to Calculate Average Knockdown and Rebuild Cost in Sydney Metro?

• 

  Euphemistic on 05/02/2023 - 14:31

  +1

  Getting quotes is probably the best method. The building market is inflated at the moment due to shortage in labour and materials. The hills cost will depend on a lot of factors. ‘Double story house’ doesn’t mean much without no of bedroom, bathrooms, living space, garages etc.

  Also metro where? It’s a big place and likely to vary between suburbs.

  • 

    iinot on 05/02/2023 - 17:46

    Canterbury-bankstown or the Georges River council is mainly the areas im referring to.

    Im look at something like a 5 bed 2+1bathroom and single garage for the 480m2 and would like to use as much of the land as allowed.

    The 650m/2 Duplex would be 4 bed 2+1 bathroom and single garage each side and same with using as much land as possible for the build.

• 

  Hybroid on 05/02/2023 - 14:52

  +1

  Go to your nearest HomeWorld and there's a plethora of builders with dozens of styles and prices for each. You can BYO-land. They'll give you complete quotes.

  It will naturally vary greatly from company to company depending on many variables and factors.

  • 

    iinot on 05/02/2023 - 17:40

    Thanks, Home world never came up on google as the first page is pretty much filled with ads of other builders. Looks interesting, ill def visit and have a look at their displays.

• 

  AustriaBargain on 05/02/2023 - 15:17

  +1

  In this day and age I would choose a company that is not likely to go bankrupt before the job is done. The bubble is getting pretty big and any builder that is betting the farm on the bubble might not survive if it bursts, or even if it stops growing fast enough for a few years. These 20th century businesses built on 20th century business practices aren't going to be around forever.

• 

  FoxJump on 05/02/2023 - 15:21

  it has been impossible for us.
  by the time you're done drawing, prices have gone up, the quote comes back too high, and you have to change plans again. meanwhile rba is right behind you stabbing you quickly.

  just give up.

  • 

    Sinnerator on 06/02/2023 - 08:53

    +1

    "just give up"
    ok
    you inspire me

    • 

      FoxJump on 06/02/2023 - 11:02

      yep. so much volatility for prices increases, interest rate increases, builders underquoting and then requiring a variation to complete, builders going broke, material shortage, a lot of rain, and builders going broke and closing up, before possibly phoneixing elsewhere

      It really does not inspire any confidence at all.

• 

  FoxJump on 05/02/2023 - 15:22

  +3

  your prices seem to be about half of what they really are

  • 

    Sweet Berry on 05/02/2023 - 19:45

    That's what I thought. I recently asked around and it was around $600k-$700k to do a 4 bedroom house that was roughly 250 sqm on a 400 sqm plot of land. Single storey.

    • 

      FoxJump on 05/02/2023 - 19:59

      i got quoted 850k for something similar in two storeys

    • 

      iinot on 05/02/2023 - 21:13

      was this a qoute for template build or custom build?

      • 

        Sweet Berry on 06/02/2023 - 11:35

        Template build for a Masterton home.

        The one I'm living in at the moment has been standing strong for 30+ years.

  • 

    iinot on 06/02/2023 - 08:24

    So you are saying its roughly:
    Scenario 1 - 480m2 Land
    template build - 900k-1m
    custom build - 1.4m-1.5m

    Scenario 2 - 650m2 (325m2 each side) Land
    template build - 1.8m-2m
    Custom build - 2.8m-3.2m

    Sounds a bit a bit odd considering the brand new duplexes sell for about 1.6m-1.8m around me and they don't look like template builds. If you consider the land cost of a 650m2 lot around here is about 1.4m + 2.8m, thats 4.2m, that means the people are selling it at minimum loss of 400k loss.

    • 

      FoxJump on 06/02/2023 - 08:32

      Template build and custom build are really the same at the end of the day. you still need bricks! or other material

      its more about the fittings you pick plus some extra planning overheads

      scenario 1 900k-1m is correct for a nice modern home. knockdown, landscape, fees, build, ready to move in

      idk about duplex

• 

  GrueHunter on 05/02/2023 - 15:44

  -1

  I've also heard many stories during the build because of inflation and increase of material costs the builders suddenly request extra money and the build ends up 100k-200k greater than the original qoute.

  Rise and fall clauses. Of course, they only ever do one of those things. Let it kick in when you're halfway through, have a decent ratio of effort to payments already received and have a homeless family by the short and curlies and you can make bank.

• 

  dtc on 05/02/2023 - 16:53

  +5

  You dont use the land size, you use the house size. a 480m2 house is enormous. As in, it would be one of the bigger houses in the city. Let alone a 650m2.

  You are probably looking at $500k+ for a template builder with no upgrades. So the basics/cheapest for almost everything, other than they may throw in a fancy oven to appear like its quality. But you get 1 power outlet per room, thinner plasterboard, barely capable aircon etc.

  • 

    iinot on 05/02/2023 - 17:37

    Thanks mate, that's what i was looking for. Do you know the house size for the double storey is summed up for both levels or is it based on how much land is consumed so pretty much ground level when calculating cost per m2?

    • 

      freefall101 on 05/02/2023 - 17:52

      +1

      If it's just how much land is used I recommend building a 6 storey house

      • 

        iinot on 05/02/2023 - 21:12

        I thought single/double storey has limitations on how much of the land you can use based on coucil regulations hence why i wanted to confirm if they calculate based on land used. Didnt think councils let you build higher than a certain threshold so didn't think of a 6 storey scenario :)

        • 

          aragornelessar on 05/02/2023 - 21:37

          +1

          @iinot: They have regulations for everything. How far it can be from boundaries, fences, roads etc. You'll need to look at your council's development control plan to see what they have (or the builder can help).

          Councils also have a floor space ratio rule - the size of the living floor space as a ratio of the land size. This living space is a total across both ground and first floor (if you're building double story). For example, if it's a 50% FSR and you've got a 500sqm block of land, your building can have 250sqm of living floor space.

          There's also the CDC path of development approval vs council DAs - their different rules are meant to be less council specific and quicker for approvals

          Cost per sqm is likely to be across the whole house. Look at some volume builders plans online - they sometimes have total sqm stated on their plans.

    • 

      Harold Halfprice on 05/02/2023 - 19:09

      +1

      Or course it won't be just ground level area. With a double storey there's not only more house to remove, but additional hazards because it's taller.

    • 

      omguleh on 05/02/2023 - 21:28

      +1

      Check with the council for what is allowed. They would lost somewhere the minimum % for permeable land, the remainder is the amount of land your building envelope can sit on.

• 

  peppet on 05/02/2023 - 20:16

  Your estimates look way under for a house from my experience with knockdown/rebuild and others in my suburb. We also ended up $120k over on our double storey duplex due to inflation and Council requiring us to do extra work.

  Our duplex was $700k for both sides with a cheap volume builder (Allcastle). Landscaping cost $100k. Demolition, building fees and legal costs were around $50k. Extra $120k came from changes to the build made post-contract due to Council changing their rules and from our Landscapers charging for inflation.

  Double storey houses in our area (4 bed, 2 bath, 2 lounge, 1 garage) cost $900k total which was $750k for the house, $100k for landscaping, $50k for fees etc. Cost increases dramatically with any sort of size/dimension increase

  If you can afford it, I highly recommend a reputable turn-key builder as you know all of the costs upfront and only deal with one company. They also get it done much faster. Make sure the price agreed on is final and not subject to change otherwise they'll charge you as much as they want and you'll be stuck.

  My best advice is to not build at all right now. If you do build, spend a good few weeks doing all the research so you're not caught out with unexpected costs.

  Also, if you're in an LGA that requires an OSD add another $50k onto that

  • 

    iinot on 05/02/2023 - 21:09

    Sorry, just confirming what you meant 700k for both sides, did you mean:
    700k+100k+50k+120k = 970k
    or
    (700k+700k)+100k+50k+120k = 1.57m

    The double storey house build for 900k you are referring a template build or fully custom build?

    Thanks for the info and advice.

    • 

      peppet on 05/02/2023 - 21:21

      +1

      $970k total. It would have been $100k less had we not ended up with a dodgy landscaper.

      This particular $900k house was a custom turn-key build. Others have used template builders e.g. Clarendon/Wisdom and it cost around 10% less but took up to 1 year longer. This was because the template builders don't let you do your landscaping until you're finished with your home - turn-key does everything all at once.

      The 10% saving is a lot so it really helps to shop around for quotes, I'd recommend around 10 quotes

• 

  FoxJump on 06/02/2023 - 11:06

  also - i'm sure all these prices people are mentioning are for flat land
  If you're on hilly terrain or flood zone or bushfire zone, or next to big buildings or highways - i have no idea.

  • 

    iinot on 06/02/2023 - 17:49

    Thanks for the advice, its flat land and not flood or bushfire zone. But good to note this down in case we invest in those areas.