daddyofthree

Just been looking at house prices in WA and would like to know what the catch is? For example the Smart 1 Colonial house (Secret Harbour) is up for less than $169K - please check out this site:
http://www.impressions.net.au/l8/display-homes/

Can anyone tell me what's missing from the price of this house on this site? There are other sites offering similar deals but also similar type of houses for $400k. Is it a starting point for a bid?

Grayling

The cost of the land to build it on?

daddyofthree

Thanks mate. If the price of land is the same price, it's still not bad at $340K. Add a swimming pool and are we talking about $365K or are there other additions? Previous advice suggests 4 br are in excess of $400K? Obv location is important.

Centurion

Because there will be extra costs. The basic build is something that never happens. You will want more lights than they provide, you will want aircon, you will need to spend more on slab costs since the price will be for building it on dead level slab on perfect soil etc.

Builders make money on extras so please allow more than the simply land+build costs.

daddyofthree

Thanks centurian. Is it best to go with the agents builders or would it be cheaper to find local builders / contractors?

Chris Ball

since when can you get a decent block of land for $170,000 maybe if you want to live on a postage stamp!!

daddyofthree

Ooooooooooooooooh bite bite - perhaps it's a small house? A friend just retured from a hol in Secret Harbour and said the land price costs the same as a new house - total of $370k!! Which part of WA were you in and what do you estimate the price being for about 800sm? Cheers

gobbyjock

I think you may find it hard to get an 800msq block in Secret Harbour, most (though not all) seem to be about 500 -600msq. If you do find a bigger block, then you would probably be paying $350000 - $400,000 upwards (apologies if this is wrong but Im going off figures I`ve seen about) all dependent on location. Established houses in that area seem to all be advertised as starting in the $400,000 and up bracket, a lot of those have a postage stamp for a garden. I`ve noticed when driving past the roofs of the houses are almost touching the garden walls on a lot of them.

Mrs Jackaroo

We've looked into new build and the agent themselves told us to expect to add around $40k to the quoted build price for add ons and changes.

Where we are you'd be looking at around $300k - $350k for a plot of land 800sqm - we're in NSW though so not really relevant I know.

Dorothy

What you're missing is the cost of land: roughly 250-300k for a decent block. The cost of fittings: roughly 10-15% of the cost of the house. The cost of landscaping (some estates include, but you can add another $1000). The cost of painting the house inside (not included)...$1000. The cost of air con...$5-10k depending on what you want. The cost of flooring and window coverings...$10-15k.

So, now your house for 169k is up to well over $400k, which would be about right for a house build in WA. To give you an example, we're building now and our breakdown is as follows...

Land 225k, base price for house 158k, extras (no pool or air con) total just over 400k. And that is considered an inexpensive build. Once we add in the pool and air con we can expect to add another 40k.

Honestly, Daddyofthree, you should think about where you will be working - and you seem to be all over the map with this vital bit - before you start looking at building houses or starting businesses, etc.

mulben

Land price near the sea (2-3 km) Port Kennedy or Secret Harbour starts at
$250000 (cottage lot of 350sq mtr) a 800sq mtr block in Secret Harbour would
be in excess of $700,000
If your willing to live east of Warnbro Sound Avenue/Secret Harbour road
there are blocks available at $179000.
Coastal blocks ,as a rule of thumb twice the price of the build.
There are a lot of package house & land sales at discount prices around
Baldivis and the east side of Secret Harbour but the price on the west side
still commands a premium.

jpen29

Maybe its a haunted house Or maybe somebody got killed in that place

daddyofthree

Thanks all. I have spoken to Louise who says that was the price given to her and claims she saw in an estate agent windows 4 BR houses for sale in Secret Harbour for $370K. Perhaps her friends gave her the price of the house 2 / 3 years ago when they first moved out or perhaps our friend is correct about it being haunted. All looks quite miserable and perhaps my expectations were higher than they should have been. For the first time in 4 months I'm thinking of giving up on the idea - too much to gamble and give up over here in sunny Newcastle!! Cheers

moneypenny20

Where are you going to be working? Have you sold your UK home yet? Whilst it's lovely (and important) to check out properties, if there's going to be a delay in getting out here it's honestly not worth looking at prices and getting excited. They could change drastically by the time you get here. The best advice (and one we didn't follow ) is to start off renting in the place that's best for your work. Make sure you know and love the area before thinking of buying or building

Mrs Jackaroo

Good advice Pen - we've been here over 2 years and its only now that we've decided that we're happy to buy in this area.