How Much Does It Cost to Build a 4 Bedroom House in NSW? (2026 Guide)
What a 4 bedroom house costs to build in NSW
Construction alone typically costs $2,000–$3,800 per square metre, set mostly by the finish level. A 250 m² four-bedroom home at a mid-range finish costs about $600,000–$700,000 to build. Site works, fees, approvals, connections, landscaping and a 10–15% contingency take it to about $735,000–$955,000 all-in, before land.
- $2,000–$3,800per m², construction only
- $600k–$700kto build 250 m², mid-range
- $735k–$955kall-in before land, worked example
- 10–15%contingency to hold back
Talk to the builder, not a salesperson. A detailed fixed-price quote before you sign. NSW contractor licence 258735C.
By Keiron Moore, Director of CKS Projects, with 25+ years building on the South Coast. Updated October 2026.
Important Disclaimer:
This article is general guidance, not an exact price guide or a substitute for professional advice or a formal quote. Construction costs reflect 2025 conditions and will vary with site constraints, design, materials, and market movements. For accurate estimates and design recommendations for your site, contact CKS Projects. We’ll provide a comprehensive consultation and a formal quote tailored to your new home.
Government charges are as published at the date shown and change over time.
Estimate your home in three clicks
Choose the floor area, the finish and your block. The range uses CKS Projects' guide figures and the current NSW and Wollongong charges.
200 m² · Basic · Flat (CDC pathway assumed)
$515,000 – $695,000
All-in, before land, with a 10–15% contingency
- Construction
- $400,000 – $480,000
- Before contingency
- $465,000 – $605,000
200 m² · Basic · Moderate slope (CDC pathway assumed)
$545,000 – $755,000
All-in, before land, with a 10–15% contingency
- Construction
- $400,000 – $480,000
- Before contingency
- $495,000 – $655,000
200 m² · Basic · Steep slope (DA pathway assumed)
$605,000 – $845,000
All-in, before land, with a 10–15% contingency
- Construction
- $400,000 – $480,000
- Before contingency
- $550,000 – $735,000
200 m² · Mid-range · Flat (CDC pathway assumed)
$600,000 – $790,000
All-in, before land, with a 10–15% contingency
- Construction
- $480,000 – $560,000
- Before contingency
- $545,000 – $685,000
200 m² · Mid-range · Moderate slope (CDC pathway assumed)
$635,000 – $850,000
All-in, before land, with a 10–15% contingency
- Construction
- $480,000 – $560,000
- Before contingency
- $575,000 – $735,000
200 m² · Mid-range · Steep slope (DA pathway assumed)
$695,000 – $940,000
All-in, before land, with a 10–15% contingency
- Construction
- $480,000 – $560,000
- Before contingency
- $630,000 – $815,000
200 m² · Premium · Flat (CDC pathway assumed)
$735,000 – $1,025,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $760,000
- Before contingency
- $670,000 – $890,000
200 m² · Premium · Moderate slope (CDC pathway assumed)
$765,000 – $1,080,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $760,000
- Before contingency
- $700,000 – $940,000
200 m² · Premium · Steep slope (DA pathway assumed)
$825,000 – $1,170,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $760,000
- Before contingency
- $750,000 – $1,020,000
250 m² · Basic · Flat (CDC pathway assumed)
$625,000 – $835,000
All-in, before land, with a 10–15% contingency
- Construction
- $500,000 – $600,000
- Before contingency
- $565,000 – $730,000
250 m² · Basic · Moderate slope (CDC pathway assumed)
$655,000 – $895,000
All-in, before land, with a 10–15% contingency
- Construction
- $500,000 – $600,000
- Before contingency
- $595,000 – $780,000
250 m² · Basic · Steep slope (DA pathway assumed)
$715,000 – $985,000
All-in, before land, with a 10–15% contingency
- Construction
- $500,000 – $600,000
- Before contingency
- $650,000 – $860,000
250 m² · Mid-range · Flat (CDC pathway assumed)
$735,000 – $955,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $700,000
- Before contingency
- $670,000 – $830,000
250 m² · Mid-range · Moderate slope (CDC pathway assumed)
$765,000 – $1,010,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $700,000
- Before contingency
- $700,000 – $880,000
250 m² · Mid-range · Steep slope (DA pathway assumed)
$825,000 – $1,105,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $700,000
- Before contingency
- $750,000 – $960,000
250 m² · Premium · Flat (CDC pathway assumed)
$900,000 – $1,245,000
All-in, before land, with a 10–15% contingency
- Construction
- $750,000 – $950,000
- Before contingency
- $820,000 – $1,080,000
250 m² · Premium · Moderate slope (CDC pathway assumed)
$935,000 – $1,300,000
All-in, before land, with a 10–15% contingency
- Construction
- $750,000 – $950,000
- Before contingency
- $850,000 – $1,130,000
250 m² · Premium · Steep slope (DA pathway assumed)
$990,000 – $1,395,000
All-in, before land, with a 10–15% contingency
- Construction
- $750,000 – $950,000
- Before contingency
- $900,000 – $1,210,000
320 m² · Basic · Flat (CDC pathway assumed)
$780,000 – $1,030,000
All-in, before land, with a 10–15% contingency
- Construction
- $640,000 – $768,000
- Before contingency
- $710,000 – $900,000
320 m² · Basic · Moderate slope (CDC pathway assumed)
$810,000 – $1,090,000
All-in, before land, with a 10–15% contingency
- Construction
- $640,000 – $768,000
- Before contingency
- $740,000 – $950,000
320 m² · Basic · Steep slope (DA pathway assumed)
$870,000 – $1,180,000
All-in, before land, with a 10–15% contingency
- Construction
- $640,000 – $768,000
- Before contingency
- $790,000 – $1,030,000
320 m² · Mid-range · Flat (CDC pathway assumed)
$920,000 – $1,180,000
All-in, before land, with a 10–15% contingency
- Construction
- $768,000 – $896,000
- Before contingency
- $835,000 – $1,025,000
320 m² · Mid-range · Moderate slope (CDC pathway assumed)
$955,000 – $1,240,000
All-in, before land, with a 10–15% contingency
- Construction
- $768,000 – $896,000
- Before contingency
- $865,000 – $1,075,000
320 m² · Mid-range · Steep slope (DA pathway assumed)
$1,010,000 – $1,330,000
All-in, before land, with a 10–15% contingency
- Construction
- $768,000 – $896,000
- Before contingency
- $920,000 – $1,155,000
320 m² · Premium · Flat (CDC pathway assumed)
$1,130,000 – $1,555,000
All-in, before land, with a 10–15% contingency
- Construction
- $960,000 – $1,216,000
- Before contingency
- $1,030,000 – $1,350,000
320 m² · Premium · Moderate slope (CDC pathway assumed)
$1,165,000 – $1,610,000
All-in, before land, with a 10–15% contingency
- Construction
- $960,000 – $1,216,000
- Before contingency
- $1,060,000 – $1,400,000
320 m² · Premium · Steep slope (DA pathway assumed)
$1,225,000 – $1,705,000
All-in, before land, with a 10–15% contingency
- Construction
- $960,000 – $1,216,000
- Before contingency
- $1,110,000 – $1,480,000
Indicative only, not a quote. Includes site works, a geotechnical report, design and professional fees, approvals, council contributions at up to 1%, water and sewer connections, the Long Service Levy and landscaping. Excludes land, demolition, asbestos removal, stamp duty and finance costs.
What does a 4 bedroom house cost per square metre?
Finish level sets most of the rate. These are CKS Projects' guide ranges for a well-specified build. CKS Projects' architectural custom homes are priced from the concept design rather than a square-metre rate, because no two are the same.
| Finish level | What you get | Per m² | 200 m² | 250 m² |
|---|---|---|---|---|
| Basic | Laminate benchtops, carpet, standard fixtures | $2,000–$2,400 | $400,000–$480,000 | $500,000–$600,000 |
| Mid-range | Stone benchtops, hybrid floors, quality fixtures | $2,400–$2,800 | $480,000–$560,000 | $600,000–$700,000 |
| Premium | High-end finishes throughout | $3,000–$3,800 | $600,000–$760,000 | $750,000–$950,000 |
Complex shapes, multiple roof lines and extensive glazing add 15–25% to construction. Every corner, roof valley and level change has a price.
A full 4 bedroom house budget, line by line
The builder's construction price is not your final spend. Here is a complete budget for a 250 m² four-bedroom home at a mid-range finish, on a flat block in the Wollongong local government area, approved as complying development (CDC).
| Item | Low | High |
|---|---|---|
| Construction: 250 m² at $2,400–$2,800 per m² (mid-range) | $600,000 | $700,000 |
| Site preparation, flat block | $10,000 | $20,000 |
| Geotechnical report | $1,500 | $2,500 |
| Design and professional fees: designer, engineers, certifier, surveyor | $20,000 | $40,000 |
| Approval: CDC plus occupation certificate | $4,500 | $7,500 |
| Council contributions (Wollongong s7.12: $0 if paid at subdivision, else 1%) | $0 | $7,000 |
| Housing and Productivity Contribution (not charged on a single new house) | $0 | $0 |
| Water and sewer connections | $10,000 | $15,000 |
| Long Service Levy, 0.25% of construction | $1,500 | $1,750 |
| Landscaping, driveway and fencing | $20,000 | $35,000 |
| Subtotal | $670,000 | $830,000 |
| Contingency, 10% (low) to 15% (high) | $65,000 | $125,000 |
| All-in, before land | $735,000 | $955,000 |
Before contingency, everything on top of construction adds about $70,000–$130,000 here, or roughly 12–19% of the build price. A sloping block, a DA or a premium specification pushes that higher.
NSW charges, and the ones a single house avoids
These are set by the NSW Government or your council, not by the builder. A single new house pays fewer of them than a duplex or a subdivision.
Housing and Productivity Contribution: $0
The state's HPC does not apply to a new dwelling house without subdivision, or to a knockdown rebuild of a house. It applies when you create new lots or extra dwellings, such as a duplex.
Council contributions
Wollongong's 2025 City-Wide Development Contributions Plan levies 1% of the cost of development above $200,000 under section 7.12 (0.5% from $100,000 to $200,000). It can't be levied on a single house on a lot where section 7.11 contributions were paid at subdivision. Other councils set their own plans.
Long Service Levy
0.25% of the cost of building work of $250,000 or more, GST included. It must be paid before your CDC or construction certificate is released. On a $700,000 build it is $1,750.
BASIX
Every new home in NSW needs a BASIX certificate for energy, water and thermal performance. The commitments you make, such as glazing, insulation and water tanks, flow into the build cost.
Home building compensation cover
Your builder must take out home building compensation (HBC) cover for residential work over $20,000. NSW also gives you statutory warranties: 6 years for major defects and 2 years for other defects.
Approval fees
About $3,000–$5,000 for a CDC or $8,000–$15,000 for a DA, plus an occupation certificate at $1,500–$2,500. See CDC vs DA below.
Sources: NSW Planning, HPC worked examples (Example 1); Wollongong City Council, development contributions; NSW Government, Long Service Levy; NSW Planning Portal, BASIX; SIRA, HBC; NSW Government, building contracts.
Site costs: slope, rock, soil and access
The ground under your home can move the budget more than any kitchen choice. A geotechnical report costs $1,500–$2,500, and it is the cheapest insurance you will buy.
- Flat block: $10,000–$20,000 for levelling and service trenches.
- Moderate slope: $40,000–$70,000 for cut and fill, retaining walls and drainage.
- Steep or escarpment block: $80,000–$120,000 for earthworks, multiple retaining walls and complex drainage.
- Rock: $150–$250 per cubic metre to remove. Severe rock adds $30,000–$60,000.
- Reactive clay: deeper footings cost $20,000–$40,000 more than a standard slab.
- High water table near the coast: drainage and damp-proofing add $15,000–$25,000.
- Tight access: narrow streets and difficult deliveries add 5–10% to labour.
- Knockdown sites: demolition and any asbestos removal are priced after inspection. More than 10 m² of non-friable asbestos needs a licensed removalist (SafeWork NSW).
Building on a slope? See sloping block builders in Wollongong. Replacing an old house? See knockdown rebuild in Wollongong.
Size, storeys and bedrooms: what really drives the price
A builder prices square metres and specification, not bedrooms. Two four-bedroom homes can differ by hundreds of thousands of dollars depending on how much floor area wraps around those bedrooms.
Single-storey home
The cheapest per square metre, but four bedrooms on one level needs a wider, larger block.
Two-storey home
The extra structure, stairs and trade coordination add cost, but more home fits on a narrow or sloping block.
| Floor area, mid-range finish | Construction | All-in before land, flat block |
|---|---|---|
| 200 m², compact plan | $480,000–$560,000 | $600,000–$790,000 |
| 250 m², family plan | $600,000–$700,000 | $735,000–$955,000 |
| 320 m², large plan | $768,000–$896,000 | $920,000–$1,180,000 |
Location matters too. Illawarra labour rates sit below Sydney's and above rural NSW, and coastal sites with difficult access cost 10–15% more to build. Within the Illawarra, the northern suburbs such as Thirroul and Austinmer command premium prices for land and trades.
CDC vs DA: what each costs and how long it takes
| Complying development (CDC) | Development application (DA) | |
|---|---|---|
| When it applies | A one or two storey house that meets every standard of the Housing Code | Slope, vegetation, heritage, bushfire or a non-standard design |
| Approval fees | $3,000–$5,000 | $8,000–$15,000, plus a construction certificate at $3,000–$5,000 |
| Extra reports | Usually fewer | $5,000–$15,000: arborist, bushfire, geotechnical and others as required |
| Time | In as little as 20 days | 12–16 weeks minimum |
| Both pathways | An occupation certificate ($1,500–$2,500), a BASIX certificate, and the Long Service Levy before work starts | |
Standards and CDC timing: NSW Planning Portal, Housing Code and complying development. Fee ranges are CKS Projects' guide figures. Read more on council approval.
How to bring the cost down without cutting corners
Design out wasted floor area
Every square metre costs $2,000 or more to build. Tight circulation and rooms that do double duty keep four bedrooms in less floor area.
Keep the form simple
Simpler forms built well beat complex designs built cheaply. Fewer corners, roof valleys and level changes mean fewer hours on site.
Spend on the right finishes
Mid-range is usually the sweet spot: quality that holds its value, without spending on features that don't pay you back.
Choose materials that perform
Locally available bricks cost less than imported stone. Porcelain tiles that look like marble cost about half as much and perform as well.
Take the CDC route where you can
If your block and design meet the Housing Code, a CDC means lower fees, fewer reports and an approval in weeks, not months.
Test the ground first
A $1,500–$2,500 geotechnical report up front prevents foundation surprises that can cost $50,000 or more.
How CKS Projects prices a new home
Free discovery call
Talk through your land, ideas and budget with the builder, not a salesperson.
Site assessment and design
Keiron Moore runs site assessments personally. Your home is designed for your block, with 3D renders before anything is built.
Selections and fixed price
Finishes are chosen with specialist support, and you receive a detailed fixed-price quote before signing a contract.
Build and handover
Around 9–18 months from design to handover for most homes. See the custom home timeline.
More on new home builders in Wollongong and custom homes. Building two homes on one block instead? Read how much it costs to build a duplex in NSW.
4 bedroom house cost FAQs
How much does it cost to build a 4 bedroom house in NSW?
Construction alone typically costs $2,000–$3,800 per square metre, set mostly by the finish level. A 250 m² four-bedroom home at a mid-range finish costs about $600,000–$700,000 to build. With site works, professional fees, approvals, connections, landscaping and a 10–15% contingency, the same home comes to about $735,000–$955,000, before the cost of the land.
How much does it cost per square metre to build a 4 bedroom house?
CKS Projects' guide ranges are $2,000–$2,400 per m² for a basic finish, $2,400–$2,800 for mid-range (stone benchtops, hybrid floors, quality fixtures) and $3,000–$3,800 for premium. Single-storey homes run about $2,200–$2,600 per m² and two-storey homes about $2,600–$3,200 per m². Architectural custom homes are priced from the concept design rather than a square-metre rate.
Is a single-storey or double-storey 4 bedroom house cheaper to build?
Per square metre, single storey is cheaper: about $2,200–$2,600 per m², against $2,600–$3,200 for two storeys, because of the extra structure, stairs and trade coordination. A single-storey home needs a wider, larger block to fit four bedrooms, though. On a narrow or sloping block a two-storey design can cost less overall, so compare whole-project budgets, not just rates.
Is a 3 bedroom house much cheaper to build than a 4 bedroom house?
The price follows floor area and finish, not the bedroom count. At a mid-range finish, every 50 m² you take off saves about $120,000–$140,000 in construction. A compact 200 m² home costs about $480,000–$560,000 to build, against $600,000–$700,000 for 250 m². A smart four-bedroom plan with no wasted hallway can cost less than a sprawling three-bedroom one.
What does a builder's quote for a new house usually leave out?
Construction quotes often leave out site preparation, the geotechnical report, design and engineering fees, approval fees, council contributions, water and sewer connections, the Long Service Levy and landscaping. In the worked example these add about $70,000–$130,000 on top of construction, before contingency. CKS Projects gives you a detailed fixed-price quote before any contract is signed.
What council and government fees apply when you build a new house in NSW?
Expect approval fees: about $3,000–$5,000 for a CDC or $8,000–$15,000 for a DA. The Long Service Levy is 0.25% of the cost of work of $250,000 or more, paid before work starts. Every new home needs a BASIX certificate. Council contributions depend on your council: Wollongong levies 1% of cost above $200,000 under section 7.12, but not for a single house on a lot where contributions were paid at subdivision. The Housing and Productivity Contribution does not apply to a new dwelling house or a knockdown rebuild without subdivision.
How much extra does a sloping block add to the cost of a house?
On CKS Projects' figures, a flat block needs about $10,000–$20,000 of site works. A moderate slope needs $40,000–$70,000 for cut and fill, retaining walls and drainage. A steep escarpment block can add $80,000–$120,000. Rock costs about $150–$250 per cubic metre to remove, and severe rock can add $30,000–$60,000.
How much does it cost to knock down and rebuild a 4 bedroom house?
The new home costs the same to build as on a vacant block, plus demolition and any asbestos removal, which are priced after an inspection. In NSW, removing more than 10 m² of non-friable asbestos needs a licensed removalist. A one-for-one rebuild pays no Housing and Productivity Contribution, and because you already own the land there is no stamp duty on a new block.
How much contingency should I allow when building a house?
Allow 10–15% on top of your final estimate for variations, ground conditions and price movements. Plan on 10% as a minimum and 15% to be safer, more on a sloping or rocky block.
How long does it take to build a 4 bedroom house?
For most CKS Projects homes it takes 9–18 months from design to handover: about 3–6 months of design, approvals and pre-construction, then 6–12 months of construction. A complying development certificate (CDC) can be approved in as little as 20 days when every standard is met. A DA usually takes at least 12–16 weeks.
Can I get a fixed price to build my house?
Yes. CKS Projects gives you a detailed fixed-price quote for your block before any contract is signed. It starts with a free discovery call about your land, ideas and budget.
Get a real number for your block
Tell us about your land and the home you want. We'll talk it through for free, then give you a detailed fixed-price quote before you sign anything.
DESIGNING A DUPLEX THAT DELIVERS RETURNS
Whether you're looking to live in one and rent the other, build for extended family, or maximise your land’s potential, this guide will help you avoid costly mistakes and make confident decisions.
