How Much Does It Cost to Build a House in NSW? (2026 Guide)
What a new house costs to build in NSW
Construction alone typically costs $2,000–$3,800 per square metre, set mostly by the finish level. A 200 m² home at a mid-range finish costs about $480,000–$560,000 to build. Site works, fees, approvals, connections, landscaping and a 10–15% contingency take it to about $655,000–$890,000 all-in, before land.
- $2,000–$3,800per m², construction only
- $480k–$560kto build 200 m², mid-range
- $655k–$890kall-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, guaranteed returns, or a substitute for professional advice or a formal quote. Construction costs, rental yields, and capital growth examples reflect 2025 conditions and will vary with site constraints, design, materials, and market movements. Speak with a qualified financial adviser before making investment decisions. 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 Wollongong new home.”
Government charges are as published at the date shown and change over time.
Estimate your house 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.
150 m² · Basic · Flat (CDC pathway assumed)
$460,000 – $655,000
All-in, before land, with a 10–15% contingency
- Construction
- $300,000 – $360,000
- Before contingency
- $415,000 – $570,000
150 m² · Basic · Moderate slope (CDC pathway assumed)
$490,000 – $710,000
All-in, before land, with a 10–15% contingency
- Construction
- $300,000 – $360,000
- Before contingency
- $445,000 – $620,000
150 m² · Basic · Steep slope (DA pathway assumed)
$550,000 – $805,000
All-in, before land, with a 10–15% contingency
- Construction
- $300,000 – $360,000
- Before contingency
- $500,000 – $700,000
150 m² · Mid-range · Flat (CDC pathway assumed)
$525,000 – $725,000
All-in, before land, with a 10–15% contingency
- Construction
- $360,000 – $420,000
- Before contingency
- $475,000 – $630,000
150 m² · Mid-range · Moderate slope (CDC pathway assumed)
$560,000 – $780,000
All-in, before land, with a 10–15% contingency
- Construction
- $360,000 – $420,000
- Before contingency
- $505,000 – $680,000
150 m² · Mid-range · Steep slope (DA pathway assumed)
$615,000 – $875,000
All-in, before land, with a 10–15% contingency
- Construction
- $360,000 – $420,000
- Before contingency
- $560,000 – $760,000
150 m² · Premium · Flat (CDC pathway assumed)
$625,000 – $900,000
All-in, before land, with a 10–15% contingency
- Construction
- $450,000 – $570,000
- Before contingency
- $565,000 – $780,000
150 m² · Premium · Moderate slope (CDC pathway assumed)
$655,000 – $955,000
All-in, before land, with a 10–15% contingency
- Construction
- $450,000 – $570,000
- Before contingency
- $595,000 – $830,000
150 m² · Premium · Steep slope (DA pathway assumed)
$715,000 – $1,050,000
All-in, before land, with a 10–15% contingency
- Construction
- $450,000 – $570,000
- Before contingency
- $650,000 – $910,000
200 m² · Basic · Flat (CDC pathway assumed)
$570,000 – $795,000
All-in, before land, with a 10–15% contingency
- Construction
- $400,000 – $480,000
- Before contingency
- $515,000 – $690,000
200 m² · Basic · Moderate slope (CDC pathway assumed)
$600,000 – $850,000
All-in, before land, with a 10–15% contingency
- Construction
- $400,000 – $480,000
- Before contingency
- $545,000 – $740,000
200 m² · Basic · Steep slope (DA pathway assumed)
$660,000 – $945,000
All-in, before land, with a 10–15% contingency
- Construction
- $400,000 – $480,000
- Before contingency
- $600,000 – $820,000
200 m² · Mid-range · Flat (CDC pathway assumed)
$655,000 – $890,000
All-in, before land, with a 10–15% contingency
- Construction
- $480,000 – $560,000
- Before contingency
- $595,000 – $770,000
200 m² · Mid-range · Moderate slope (CDC pathway assumed)
$690,000 – $945,000
All-in, before land, with a 10–15% contingency
- Construction
- $480,000 – $560,000
- Before contingency
- $625,000 – $820,000
200 m² · Mid-range · Steep slope (DA pathway assumed)
$750,000 – $1,035,000
All-in, before land, with a 10–15% contingency
- Construction
- $480,000 – $560,000
- Before contingency
- $680,000 – $900,000
200 m² · Premium · Flat (CDC pathway assumed)
$790,000 – $1,120,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $760,000
- Before contingency
- $720,000 – $975,000
200 m² · Premium · Moderate slope (CDC pathway assumed)
$820,000 – $1,180,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $760,000
- Before contingency
- $750,000 – $1,025,000
200 m² · Premium · Steep slope (DA pathway assumed)
$880,000 – $1,270,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $760,000
- Before contingency
- $800,000 – $1,105,000
250 m² · Basic · Flat (CDC pathway assumed)
$680,000 – $935,000
All-in, before land, with a 10–15% contingency
- Construction
- $500,000 – $600,000
- Before contingency
- $615,000 – $810,000
250 m² · Basic · Moderate slope (CDC pathway assumed)
$710,000 – $990,000
All-in, before land, with a 10–15% contingency
- Construction
- $500,000 – $600,000
- Before contingency
- $645,000 – $860,000
250 m² · Basic · Steep slope (DA pathway assumed)
$770,000 – $1,085,000
All-in, before land, with a 10–15% contingency
- Construction
- $500,000 – $600,000
- Before contingency
- $700,000 – $940,000
250 m² · Mid-range · Flat (CDC pathway assumed)
$790,000 – $1,050,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $700,000
- Before contingency
- $720,000 – $915,000
250 m² · Mid-range · Moderate slope (CDC pathway assumed)
$820,000 – $1,110,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $700,000
- Before contingency
- $750,000 – $965,000
250 m² · Mid-range · Steep slope (DA pathway assumed)
$880,000 – $1,200,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $700,000
- Before contingency
- $800,000 – $1,045,000
250 m² · Premium · Flat (CDC pathway assumed)
$955,000 – $1,340,000
All-in, before land, with a 10–15% contingency
- Construction
- $750,000 – $950,000
- Before contingency
- $870,000 – $1,165,000
250 m² · Premium · Moderate slope (CDC pathway assumed)
$990,000 – $1,400,000
All-in, before land, with a 10–15% contingency
- Construction
- $750,000 – $950,000
- Before contingency
- $900,000 – $1,215,000
250 m² · Premium · Steep slope (DA pathway assumed)
$1,045,000 – $1,490,000
All-in, before land, with a 10–15% contingency
- Construction
- $750,000 – $950,000
- Before contingency
- $950,000 – $1,295,000
300 m² · Basic · Flat (CDC pathway assumed)
$790,000 – $1,075,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $720,000
- Before contingency
- $720,000 – $935,000
300 m² · Basic · Moderate slope (CDC pathway assumed)
$820,000 – $1,130,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $720,000
- Before contingency
- $750,000 – $985,000
300 m² · Basic · Steep slope (DA pathway assumed)
$880,000 – $1,225,000
All-in, before land, with a 10–15% contingency
- Construction
- $600,000 – $720,000
- Before contingency
- $800,000 – $1,065,000
300 m² · Mid-range · Flat (CDC pathway assumed)
$920,000 – $1,215,000
All-in, before land, with a 10–15% contingency
- Construction
- $720,000 – $840,000
- Before contingency
- $840,000 – $1,055,000
300 m² · Mid-range · Moderate slope (CDC pathway assumed)
$955,000 – $1,270,000
All-in, before land, with a 10–15% contingency
- Construction
- $720,000 – $840,000
- Before contingency
- $870,000 – $1,105,000
300 m² · Mid-range · Steep slope (DA pathway assumed)
$1,015,000 – $1,365,000
All-in, before land, with a 10–15% contingency
- Construction
- $720,000 – $840,000
- Before contingency
- $920,000 – $1,185,000
300 m² · Premium · Flat (CDC pathway assumed)
$1,120,000 – $1,565,000
All-in, before land, with a 10–15% contingency
- Construction
- $900,000 – $1,140,000
- Before contingency
- $1,020,000 – $1,360,000
300 m² · Premium · Moderate slope (CDC pathway assumed)
$1,155,000 – $1,620,000
All-in, before land, with a 10–15% contingency
- Construction
- $900,000 – $1,140,000
- Before contingency
- $1,050,000 – $1,410,000
300 m² · Premium · Steep slope (DA pathway assumed)
$1,210,000 – $1,715,000
All-in, before land, with a 10–15% contingency
- Construction
- $900,000 – $1,140,000
- Before contingency
- $1,100,000 – $1,490,000
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 it cost per square metre to build a house in NSW?
Finish level sets most of the rate. These are CKS Projects' guide ranges for a well-specified build. 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 | 150 m² | 200 m² | 300 m² |
|---|---|---|---|---|---|
| Basic | Laminate benchtops, carpet, standard fixtures | $2,000–$2,400 | $300k–$360k | $400k–$480k | $600k–$720k |
| Mid-range | Stone benchtops, hybrid floors, quality fixtures | $2,400–$2,800 | $360k–$420k | $480k–$560k | $720k–$840k |
| Premium | High-end finishes throughout | $3,000–$3,800 | $450k–$570k | $600k–$760k | $900k–$1.14M |
Single-storey home
The cheapest per square metre, but it needs a wider, larger block for the same floor area.
Two-storey home
The extra structure, stairs and trade coordination add cost, but more home fits on a narrow or sloping block.
Complex shapes, multiple roof lines and extensive glazing add 15–25% to construction.
A full house budget, line by line
The builder's construction price is not your final spend. Here is a complete budget for a 200 m² 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: 200 m² at $2,400–$2,800 per m² (mid-range) | $480,000 | $560,000 |
| Site preparation, flat block | $10,000 | $20,000 |
| Geotechnical report | $1,500 | $2,500 |
| Design and professional fees: designer, engineers, certifier, surveyor | $40,000 | $75,000 |
| Approval: CDC plus occupation certificate | $4,500 | $7,500 |
| Council contributions (Wollongong s7.12: $0 if exempt, otherwise 1%) | $0 | $5,600 |
| Housing and Productivity Contribution (not charged on a single new house) | $0 | $0 |
| Water and sewer connections | $20,000 | $30,000 |
| Long Service Levy, 0.25% of construction | $1,200 | $1,400 |
| Landscaping, driveways and fencing | $40,000 | $70,000 |
| Subtotal | $595,000 | $770,000 |
| Contingency, 10% (low) to 15% (high) | $60,000 | $120,000 |
| All-in, before land | $655,000 | $890,000 |
Before contingency, everything on top of construction adds about $115,000–$210,000 here. A sloping block, a DA or a premium specification pushes that higher.
Costs by type of build
Each guide uses the same CKS Projects figures and the same NSW charges, with a worked example for that kind of project.
4 bedroom house
A 250 m² family home, single or two storey, with an estimator by floor area.
Knockdown rebuild
Demolish and rebuild on land you already own: no land cost, no stamp duty and no Housing and Productivity Contribution.
Duplex
Two homes on one lot, with the state charges a duplex pays and a single house doesn't.
Granny flat
A secondary dwelling of up to 60 m² behind your existing home.
Home extension
Adding rooms or a second storey to the house you have.
Building on a tight budget
The cost levers that save the most, ranked.
NSW and council charges on a new house
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 City-Wide Development Contributions Plan (2026) 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. West Dapto and other councils have 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.
BASIX
Every new home in NSW needs a BASIX certificate for energy, water and thermal performance. The commitments you make 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.
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.
Building on a slope? See sloping block builders in Wollongong.
Sydney vs Illawarra vs regional NSW: what changes?
Floor area, finish and site conditions drive the build price wherever you are. Location changes the charges and the trade costs around it.
| Cost item | Greater Sydney | Illawarra-Shoalhaven | Other regional NSW |
|---|---|---|---|
| Housing and Productivity Contribution, new house without subdivision | $0 | $0 | $0 |
| Housing and Productivity Contribution, duplex (1 net new dwelling) | $11,269.04 | $6,761.42 | $6,761.42 in the Central Coast and Lower Hunter; not charged elsewhere |
| Council contributions | Set by each council's plan | Wollongong: s7.12 up to 1% of cost | Set by each council's plan |
| Trades and access | Highest labour rates | Below Sydney, above rural NSW | Lowest labour rates; coastal sites with difficult access cost 10–15% more anywhere |
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 as required |
| Time | In as little as 20 days | 12–16 weeks minimum |
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 CKS Projects prices a new house
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. Weighing up contract types? Read fixed price vs cost plus.
House building cost FAQs
How much does it cost to build a house in NSW?
Construction alone typically costs $2,000–$3,800 per square metre, set mostly by the finish level. A 200 m² home at a mid-range finish costs about $480,000–$560,000 to build. With site works, professional fees, approvals, connections, landscaping and a 10–15% contingency, it comes to about $655,000–$890,000, before the cost of the land.
What is the cost per square metre to build a house in NSW?
CKS Projects' guide ranges are $2,000–$2,400 per m² for a basic finish, $2,400–$2,800 for mid-range 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.
Does it cost more to build a house in Sydney than in the Illawarra?
The build is priced on the same drivers: floor area, finish, storeys and site. Illawarra labour rates sit below Sydney's and above rural NSW. A single new house pays no Housing and Productivity Contribution in either region. Council contributions depend on your council's contributions plan.
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, approvals, council contributions, water and sewer connections, the Long Service Levy and landscaping. In the worked example these add about $115,000–$210,000 on top of construction, before contingency.
What government charges apply when you build a house in NSW?
Approval fees (about $3,000–$5,000 for a CDC or $8,000–$15,000 for a DA), the Long Service Levy at 0.25% of work of $250,000 or more, a BASIX certificate and your council's contributions. Wollongong levies 1% of cost above $200,000 under section 7.12, but not on a single house on a lot where contributions were paid at subdivision. The state Housing and Productivity Contribution does not apply to a new house without subdivision.
How much extra does a sloping block add?
On CKS Projects' figures, a flat block needs about $10,000–$20,000 of site works, a moderate slope $40,000–$70,000 and a steep escarpment block $80,000–$120,000. Rock costs $150–$250 per cubic metre to remove.
Is it cheaper to knock down and rebuild than to buy land and build?
You skip the land purchase and the stamp duty on it, and a one-for-one rebuild pays no Housing and Productivity Contribution. You add demolition and any asbestos removal, priced after an inspection. See our knockdown rebuild cost guide.
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.
How long does it take to build a house in NSW?
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 CDC can be approved in as little as 20 days when every standard is met.
Can I get a fixed price to build a house?
Yes. CKS Projects gives you a detailed fixed-price quote for your block before any contract is signed. Read how fixed price and cost plus contracts compare.
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.
