Every first-time modular buyer in NSW we work with arrives with the same misconception: the brochure price is the total project cost. It is not. The brochure price is the factory build. The total project also includes site, council, connections, transport, and finishing. None of these are hidden in any nefarious sense, but most buyers do not know to budget for them upfront.
Here are the cost categories that surprise people, and how we help clients plan for each so the final invoice matches the contracted quote.
Site prep is everything that happens on your block before the modules arrive. Earthworks, levelling, retaining walls if the block slopes, tree removal, hardstand access for the truck and crane, temporary fencing. On a flat suburban block this might be modest. On a steep rural block it can run into tens of thousands.
How to avoid the surprise: a site visit before contract signing. We assess slope, access, and existing vegetation, then quote the prep cost as a fixed number. No "we will figure it out on site" language.
Concrete slab, stumps, or piers? The choice depends on soil type and slope. Slab is the cheapest if your block suits it. Stumps cost more but suit sloped or flood-prone sites. Engineered piers are the most expensive and usually only needed on difficult ground.
How to avoid the surprise: a soil test before quoting. The few hundred dollars spent on a geotechnical report saves thousands in foundation-design surprises later.
Application fees, certifier fees, S7.11 (or S94) developer contributions, water authority approvals, and any specialist reports the council requires. Some NSW councils charge meaningfully more than others, and contributions can run into thousands on greenfield blocks.
How to avoid the surprise: we research your specific council's fee schedule during the quote stage. The numbers are usually published on the council website.
Water, sewer, power, telecommunications, and stormwater. If your block has mains services at the boundary, this is cheap. If you are 200m from the nearest connection point, you might be looking at a tank-and-pump for water, a septic system for sewer, and either trenching the power in or going off-grid with batteries and solar.
How to avoid the surprise: identify connection points during the site visit. We always check this before quoting because the difference between connected and unconnected can be tens of thousands.
You need to get to your front door. A 100m gravel driveway is much cheaper than a 100m concrete one. Add culverts if you cross a swale, and signage and reflectors if it is a rural property.
How to avoid the surprise: include the driveway in the contract scope. Some builders strip this out to make their headline price look better.
Lawn, gardens, decks, paths, clothesline, water tank pad, fencing if not existing. Buyers often forget these and find themselves with a finished home surrounded by red dirt.
How to avoid the surprise: set a separate budget line for landscaping and decide what is in scope before signing. It is usually cheaper to do as part of the build than retrospectively.
Stone benchtops instead of laminate, premium cladding instead of Colorbond, taller ceilings, expanded glazing, ducted air-conditioning, a fireplace, a built-in BBQ pad. Each is a small line item. Five of them combined can be a meaningful jump.
How to avoid the surprise: we show every upgrade as a separate priced line, so you can see exactly where the budget is going and consciously choose. See our full range for the standard spec across each model.
You need a construction insurance policy for the build period. It is not expensive (a few hundred to a couple of thousand depending on cover) but new buyers often forget to budget for it.
Interest-only payments on your construction loan during the build period. With a 4 to 6 month modular timeline, this is small compared to a 12 to 18 month traditional build, but it is still a real number to model into your budget.
Read more about pre-loved modular homes if you want to dramatically reduce both build cost and finance carrying cost.
Removalist, new appliances if not included, internet activation, utility account setup, address changes. These are not Hi-Tech costs, they are life costs, but they belong in the overall project budget.
Our quotes are a fixed price for the contracted scope, with every line item visible. Site prep, foundation, council fees, connections, transport, finishing, upgrades. You see the total and can choose where to invest.
See the full structure on our process page, or any of the answers in our FAQ.
If a builder gives you a price without having visited your block, asking about soil conditions, identifying your service connection points, or checking your specific council fees, walk away. The hidden costs become visible halfway through the build, and that is when the disputes start.
Start with a site assessment. Book one here and we will give you a no-surprises total project quote, line by line.
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