December  21, 2022

Few would be surprised to learn that when a builder advertises the price of their home designs online or in the media there will definitely be an asterisk, or some variation. This of course indicates that there is more than meets the eye. So, today’s blog post will look at what is not included in Henley’s advertised base price? 

In response to an enquiry at a Henley display home the blunt answer I got when I asked exactly that was cooling; flooring*; down lights and site costs. That sounded pretty reasonable to me, though it wasn’t entirely accurate. 

*Tiles to the wet areas are included. You have the choice of 4 different wall tiles and 4 for the floor. Most people will want to upgrade 

To get an accurate picture you’ll need to understand what is included as much as what is not. Confused? Each builder will have their own set of standard inclusions which may differ from their competitors, making it tough to compare apples with apples. 

Even with Henley, their inclusions will depend on the home you choose to build. Each floorplan will fall into one of three “World of Choice” categories. Entry level is their “Essence” range. The mid-range option is Henley’s “Collection” series, my Carmelle 25 fell in this category. The highest level of standard inclusions falls into Henley’s “Reserve” homes. Click on the links for exact details. 

Site costs will be an additional cost with every builder. If you were on a super tight budget you could decide against cooling for your home and put up with the plain batten lights if you refuse down lights. The results would probably not be a dream home though. Flooring cost would be unavoidable.  

In addition to the extra costs outlined earlier, you need to factor in necessities such as boundary fencing, even side fencing to isolate your front and backyards. Most would want to add a concrete driveway, and potentially the most expensive of the lot – landscaping. 

Set out below is an excerpt from my building contract which outlines some of the out-of-pocket costs you will face.  

Don’t forget, if you’re doing a Knockdown/ Rebuild, you have the expense of the demolition to factor in. The cost of my demolition was approximately $20K.

While all this may seem daunting, the reality is that it’s not too bad. You just need to keep these costs in mind when you set the budget for your new home.

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