Builder rank #3
Aspire
Attractive headline price, but the source library exposes major provisional sums, external work exclusions and a likely carport gap.
Quote snapshot
Risk-adjusted view, not just headline price.
Price
$615,752
Cost/m²
$2,895
PC/PS
$128,900
Confidence
Medium-Low
Likely finished band
$700,000–$820,000
Assessment
Strengths, risks and next actions based on the source document library.
Strengths
- Good headline price.
- Detailed upgrade list.
- 3000L tank, solar and heat pump hot water are included.
- Many kitchen, bathroom and finish upgrades are itemised.
Risks
- Carport is not clearly included despite the source drawings showing one.
- Quote states no additional provisions have been made to achieve 7-star if extra items are required.
- Large PS exposure: material handling, drainage, sewer, double glazing, structural steel/beams and airconditioning.
- Driveway, landscaping, paving, sheds, clotheslines, fencing and gates are by owner/excluded.
- Rock removal, crossover damage and statutory changes are variation risks.
Actions
- Confirm whether the 33.5m2 carport is included.
- Request turnkey fixed-price reprice against the source library.
- Convert major PS items to fixed prices where documents already exist.
- Price driveway/crossover, landscaping, fencing, shed and clothesline.
- Confirm full NCC 2022, 7-star, whole-of-home and livable housing compliance.
Exclusions and owner-cost risks
| Item | Status | Realistic estimate | Risk |
|---|---|---|---|
| Carport Must be confirmed before treating Aspire as comparable. | Unclear / likely missing | $30,000 | High |
| Driveway, paving, shed, clothesline, fencing Major owner-side completion cost. | By Owner / Excluded | $70,000 | High |
PC / PS items
| Item | Type | Amount | Risk |
|---|---|---|---|
| Material handling / crane / traffic management / overhead powerlines Large site constraint allowance that may move. | PS | $36,000 | High |
| Double glazing Should be fixed against final energy report if possible. | PS | $27,500 | High |
| Reverse-cycle ducted airconditioning System sizing and final design can change. | PS | $18,000 | Medium-High |
| Additional structural steel/timber beams and steel posts KCE structural drawings exist, so request fixed pricing. | PS | $13,000 | Medium-High |
| Sewer redirect Need fixed price against sewer/service information where possible. | PS | $8,000 | High |
| Civil drainage design Approved drainage documents exist; construction scope still needs pricing. | PS | $4,000 | High |
Quote-vs-source requirements for Aspire
Shows status against each core source-library requirement.
| Requirement | Status | Quote item to check | Risk |
|---|---|---|---|
| 212.7m2 dwelling Working drawings and quotes reference the same 212.7m2 total building area. | Included | Dwelling size and base build scope | Low |
| 33.5m2 carport Working/source drawings include a proposed 33.5m2 carport. | Unclear / likely missing | Carport structure, roof, posts, slab/base and drainage | High for Aspire |
| Pergola / alfresco Working drawings include pergola/alfresco area. | Included | Pergola roof/framing/slab/lighting/finishes | Medium |
| Landscaping before occupation Planning/source library flags landscaping/external works as occupation/compliance issue. | By Owner / Excluded | Landscaping, lawns, garden beds, planting, watering, external completion | High |
| TPMP / arborist / tree protection TPMP requires project arborist, fencing, ground protection, inspections, supervision and final certification. | By Owner / Unclear | Tree protection fencing, project arborist, inspections, ground protection, tree-sensitive excavation | High |
| Drainage / OSD / WSUD / LPOD Approved drainage plans require OSD/orifice pit, pipe storage, pits, charged rainwater tank downpipes, raingardens, permits and final inspection. | Provisional Sum | Tank, pits, pipework, OSD, orifice, rain gardens, LPD connection and council tapping/new pit risk | High |
| SDA / 7-star / NCC 2022 SDA/energy documents require 7-star/NatHERS, whole-of-home energy, heat pump systems, WELS fixtures, LED lighting and completion report. | Variation Risk | 7-star energy, whole-of-home, appliances, glazing, WELS, lighting, SDA certification | High |
| Double glazing / glazing spec SDA and energy pathway require double glazing; final drawings/energy schedule may require specific glazing performance. | Provisional Sum | Double glazing, Low-E, thermally broken frames, window seals | High |
| KCE structural design Structural drawings/compliance certificate exist and must be priced. | Provisional Sum | Slab, footings, steel/LVL beams, bracing, posts, retaining, carport structural items | Medium-High |
| Retaining Retaining must suit site levels and structural/civil requirements. | Provisional Sum | Retaining wall length, height, footing, drainage and boundary conditions | Medium-High |
| Driveway / crossover / reinstatement External access must be all-weather, drained and completed to council requirements. | By Owner / Excluded | Driveway, crossover, footpath/kerb reinstatement, asset protection | High |
| Sewer / service proving and diversion Asset/service locations must be proven by hand; diversion/branch/depth and existing dwelling services need fixed-price clarification. | Provisional Sum | Sewer diversion, branch alteration, depth >1.5m, existing dwelling continuity | High |
| Electricity pit / meter / services New/changed service connections on subdivided block must be clarified. | By Owner / Variation Risk | Electricity pit, group metering, mains switchboard, NBN, water meters, activation fees | Medium-High |
| Livable housing Livable housing requirements include step-free access, door/corridor clearances, sanitary circulation, hobless shower and reinforcement. | Unclear | NCC livable housing compliance | Medium |