Add up the costs that are rarely included in a house and land package headline price - site works, council and utility connections, landscaping, window coverings, floor coverings, driveway, fencing, and a contingency buffer - to estimate the true total outlay before you sign a contract.

Why is the true cost of a house and land package always higher than the advertised price?

Builder base prices typically exclude a long list of costs that are unavoidable before you can move in. Site preparation alone - soil testing, levelling a sloped block, and connecting utilities like water, sewer, and power - can add $5,000 to $50,000 or more depending on the land. On top of that, finishing items such as driveways, fencing, landscaping, window blinds, and air conditioning are rarely included in base packages. Add stamp duty, conveyancing fees, government registration charges, and a contingency buffer, and the real outlay can be 20-30% above the headline figure.

What is stamp duty and how much might I pay as a first home buyer?

Stamp duty (also called transfer duty) is a state government tax charged when property changes hands. The amount varies significantly by state, property price, and whether you may be eligible for first home buyer concessions. Many states offer exemptions or discounts for eligible first home buyers purchasing new builds below certain price thresholds - for example, some states charge no stamp duty at all for eligible first home buyers on new homes under a set cap. The tool calculates an estimate based on the state and price you enter, but the relevant state revenue office makes the final determination on your liability.

What is the First Home Owner Grant (FHOG) and does it reduce what I need at settlement?

The First Home Owner Grant is a one-off cash payment from your state government for eligible buyers of new or substantially renovated homes. Grant amounts and price caps vary by state - for instance, Queensland's grant applies to contracts signed before 30 June 2026. The tool automatically applies the relevant grant as an offset against your total cost when you tick the first home buyer option, but the grant is typically paid at settlement or after the first construction drawdown, not as upfront cash before signing. The relevant state revenue office determines final eligibility.

How much should I budget for contingency on a house and land build?

The tool lets you set a contingency percentage between 0 and 15%. The construction industry standard is 10-15%, and Master Builders associations and ASIC's MoneySmart both suggest setting aside at least 10%. Even a 5% buffer can help cover unexpected costs such as reactive clay soils requiring upgraded footings, design variations, or material substitutions mid-build. Construction projects almost always have surprises, and an underfunded contingency is one of the most common reasons first-time builders find themselves short at the end of a build. The right amount for you depends on your block, your build, and your own circumstances.

What are title transfer and mortgage registration fees, and how much do they cost?

These are state government fees paid at settlement to legally register the change of ownership and record your lender's mortgage against the title. They are separate from stamp duty and conveyancing fees. The amounts are relatively small but vary by state - for example, Victoria's combined total is around $1,670, while Queensland's is around $440 and New South Wales is around $320. The tool automatically updates this line item when you change your state, drawing from verified state government fee schedules.

What hidden site costs should I ask my builder about before signing a contract?

The biggest surprises on a new build tend to come from site-related costs that builders often quote separately or exclude entirely. A geotechnical (soil) report, which costs roughly $500-$1,500, reveals the soil classification under your block. Reactive clay soils (Class H or E) can add $25,000-$75,000 in special footing requirements. Sloping blocks may require cut and fill earthworks or retaining walls ranging from a few thousand dollars up to $30,000 or more. Utility connections - water, sewer, electricity, gas, and NBN - can add $5,000 to $15,000 for standard blocks and significantly more for rural or end-of-street positions. It can help to ask for a fixed-price quote that includes site costs before you commit, so there are fewer surprises later.

Why does the tool include a contingency on top of all the itemised costs?

Even with a detailed itemised budget, new builds and house and land purchases routinely exceed estimates. Design variations, unexpected soil conditions, material substitutions, and scope changes all add up during a build that can take 12 months or more to complete. The contingency slider lets you set aside a percentage of your total outlay - excluding any FHOG offset - as a buffer. Setting it below 10% is flagged as a risk because it leaves little room for the kind of overruns that affect most builds. The contingency is not a fee you pay upfront; it is a cash reserve to have available throughout the construction period.