COMPLETE COST BREAKDOWN
How Much Does It Cost to Build a Home in Melbourne?
The only cost guide written by a Melbourne builder who actually publishes numbers. Real figures, updated 2026.
THE QUICK ANSWER
In 2026, building a new 4-bedroom home in Melbourne typically costs $580,000 to $900,000+ depending on design, location, inclusions, and site conditions. Senka's fixed-price contracts average $620,000 for H&L packages in growth corridors and $780,000+ for custom inner-suburb builds.
TYPICAL RANGE
$580K–$900K+
for 4-bed new build
AVG COST PER M²
$2,400
standard spec
AVG BUILD TIME
4-8 months
from slab to handover
HOME TYPES
Cost by Home Type
Realistic price ranges across Melbourne’s most common new-build categories.
3-Bedroom Home
$380,000 – $650,000
TYPICAL
160–190m²
BEST FOR
Downsizers, FHB
4-Bedroom Home
$480,000 – $780,000
TYPICAL
220–260m²
BEST FOR
Families, investors
5-Bedroom Home
$720,000 – $950,000
TYPICAL
280–320m²
BEST FOR
Large families
Custom 4–5 Bed
$700,000 – $1.5M+
TYPICAL
280–380m²
BEST FOR
Inner-suburb builds
Dual Occupancy
$900,000 – $1.6M
TYPICAL
Two homes, one block
BEST FOR
Investors
Knock Down Rebuild
$500,000 – $1M+
TYPICAL
Plus demo $20–40k
BEST FOR
Staying in your suburb
COST BREAKDOWN
What's in the Price
Where your money goes on a typical $625,000 Senka build.
Structural & Frame
22%
$137,500
Labour
20%
$125,000
Fit-out & Finishes
18%
$112,500
Materials
15%
$93,750
Site Costs
14%
$87,500
Fees & Council
6%
$37,500
Builder Margin
5%
$31,250
BUDGET BLOW-OUTS
Hidden Costs to Watch
The costs that blow budgets at other builders. Senka includes most of these as standard.
Provisional sums
Can blow out $20K+
Site costs
$15K–$40K if sloped/rocky
Planning permits
$3K–$8K
Landscaping
SENKA: INCLUDED
$15K–$30K
Driveway & fencing
SENKA: INCLUDED
$10K–$20K
Appliance upgrades
SENKA: INCLUDED
$8K–$15K
Facade upgrades
SENKA: INCLUDED
$10K–$25K (standard)
Air conditioning
SENKA: INCLUDED
$6K–$12K
GROWTH CORRIDORS
Cost by Corridor
Average 4-bedroom H&L package across Melbourne’s major growth corridors.
| Suburb | Total | Land Avg | Build |
|---|---|---|---|
| Craigieburn | $620,000 | $325k | $295k |
| Tarneit | $665,000 | $330k | $335k |
| Truganina | $690,000 | $340k | $350k |
| Clyde North | $760,000 | $400k | $360k |
| Point Cook | $830,000 | $500k | $330k |
| Mickleham | $680,000 | $330k | $350k |
| Wollert | $710,000 | $355k | $355k |
| Officer | $720,000 | $360k | $360k |
| Pakenham | $650,000 | $290k | $360k |
| Donnybrook | $620,000 | $275k | $345k |
Figures indicative based on Senka 2024 portfolio data. Quotes vary by site, spec, and market conditions. SENKA covers the North, West and East of Melbourne and inner suburbs.
WORKED EXAMPLE
4-Bed Craigieburn Build
Real itemised breakdown for a $625K Senka H&L build.
| Land | $325,000 |
| Base build | $275,000 |
| Facade upgrade | Included |
| Premium inclusions | Included |
| Site costs (standard site) | Included |
| Landscaping | Included |
| Council fees | $6,500 |
| Stamp duty (on land only) | $14,500 |
| TOTAL | $621,000 |
STRATEGIES
How to Reduce Costs
01
Choose a standard site
Avoid sloped or rocky blocks — site costs can add $15–40K.
02
Standard facade
Pick from Senka’s standard facade range vs a custom elevation.
03
H&L over custom
House & Land packages are 20–35% cheaper than a comparable custom build.
04
FHOG & stamp duty
First-home buyers in VIC can claim $10K FHOG and duty concessions on new builds.
05
Growth corridors
Land in Craigieburn/Donnybrook is $150K+ less than established suburbs.
06
Off-the-plan timing
Lock in price early in a release — cost escalations can hit 5–8% per year.
FREQUENTLY ASKED QUESTIONS
Common Questions About New Homes
What's the cheapest way to build a home in Melbourne in 2026?
A standard 3-bed H&L package in a growth corridor like Donnybrook or Craigieburn starts from around $480,000 all-in. Choose a display-home floorplan, standard facade, and a flat block – you avoid upgrades, custom design fees, and site-cost blow-outs. FHOG and stamp duty concessions can save first-home buyers another $20-30k.
How much more does a custom build cost than a project home?
Expect to pay 30-60% more. A project home averages $2,400/m²; a custom inner-suburb build runs $3,500-$5,000/m² depending on architect spec, site complexity, and finishes. You’re paying for design time, bespoke joinery, non-standard engineering, and tighter site logistics.
Do site costs vary between suburbs?
Yes – significantly. A flat sandy block in Tarneit might cost $8,000 in site works; a sloped Clyde North lot with reactive clay can run $35,000+. Always ask for a soil report and contour survey before signing. Senka includes standard site costs up to Class M and a 500mm fall.
What's the typical deposit needed to start building?
5% deposit on signing the HIA contract is standard. Banks typically require 10-20% equity against the total build plus land. First-home buyers using FHOG and the Home Guarantee Scheme can get started with as little as 5% deposit on the total package.
How long does it take to build a new home?
9-12 months from slab to handover is the Melbourne average for a single-storey project home. Double-storey runs 11-14 months. Custom builds stretch to 14-18 months. Senka holds a median of 10 months, with fixed liquidated-damages clauses if we’re late.
What's included in Senka's fixed price vs other builders?
Senka includes landscaping, driveway, fencing, facade upgrades, premium appliances, ducted A/C, and standard site costs – items most project builders list as “prime cost” or “provisional sum”. The contract is truly fixed: no mid-build price rises, no surprise variations on standard items.
Will building costs go up or down in 2026–2027?
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