Comparing house and land packages in WA can look straightforward until you realise two packages with the same headline price can feel totally different in real out-of-pocket cost. I learned this the hard way when I helped a friend compare options and we discovered one “cheaper” package had a long list of essentials sitting outside the contract. It wasn’t dodgy, it was just presented in a way that didn’t scream “not included.” So now I compare packages like I’m doing a mini audit.
The first thing I do is separate land cost from build cost and check what each includes. Land can come with its own surprises: estate guidelines, setbacks, bushfire requirements in some areas, and sometimes extra site works depending on the block. On the build side, I look closely at “site costs” and anything labelled as an allowance, because allowances can be realistic or wildly optimistic. If the allowance is low, you’re basically pre-approving a future variation.
Here’s my step-by-step comparison method that anyone can use:
1) Make a one-page comparison table. Columns for Package A, B, C. Rows for driveway, paths, fencing, landscaping, window coverings, air conditioning, floor coverings, lighting, and council or developer requirements.
2) For every row, write Included, Excluded, or Allowance, plus a dollar figure if known.
3) Add a row called “Time cost.” Ask about expected build start time and estimated construction duration. Time matters because rent and loan timing can hurt if delays drag out.
4) Add a row called “Lifestyle fit.” Commute, schools, shops, wind exposure, noise, and orientation. A cheap package that makes daily life harder can be expensive in a different way.
One WA-specific thing I always check is how the slab and site works are handled because soil conditions and retaining can change the budget. I also ask whether the package includes anything required by the estate, like certain façade rules or driveway materials. Those requirements can force upgrades you didn’t plan for.
I also suggest doing a “spec reality check.” Visit a display home and ask which items are standard and which are upgrades. Then pick the three upgrades you truly care about and price them immediately so you can compare with eyes open.
While reading about this I stumbled on Home Group with some great insights.
Just to add, the goal isn’t finding the cheapest headline price, it’s finding the package with the smallest gap between what you expect and what you’ll actually pay.
