What’s Included in a House Build Price? How to Compare Quotes in Wellington
Updated: 2 days ago
You’ve found a house plan you like, looked at the price and started thinking about whether building could work for you.
Then you look at another builder’s price. It’s quite different.
Is one home better value? Does one include more? Or are the two prices covering different things?
A house build price covers the work, materials and finishes set out in the builder’s specification. It may also include allowances for certain costs. To compare quotes in Wellington, check that each price covers the same work, includes GST and accounts for your section’s requirements.
That takes a little more reading than comparing the totals, but it helps you understand what you’re getting—and what you still need to budget for.
What’s included in a house build price?
There isn’t one standard list that applies to every builder.
A price might cover a completed home with flooring, painting and appliances.
Another might exclude some finishes or leave particular items as allowances.
At Miro Homes, our standard specification includes:
A standard site scrape to the building footprint.
A raft slab with an insulated floor.
Timber framing, roofing and cladding.
Double-glazed, thermally broken windows.
Insulation and interior linings.
Plastering and painting.
Bathroom and kitchen appliances.
Selected flooring from our standard range.
A 7.5kW heat pump in the living area.
Council fees.
Services and drainage from the boundary, with a 15-metre allowance and the assumption that existing services are fit for purpose.
You can read the full Miro Homes inclusions and exclusions on our About page.
The specification gives you the detail behind the price. Your project quote should then explain how that specification applies to your chosen home and section.
Is the house build price the same as the total project cost?
Not necessarily. The house build price may be only one part of the amount you need to complete your project.
Your overall budget may also need to cover land, additional site works, professional fees, outdoor areas and any changes you choose.
At Miro Homes, our standard exclusions include additional earthworks and retaining, site-specific foundations and engineering, piling, resource consent and surveying where required, specification upgrades, and landscaping.
Those costs won’t apply equally to every property. The important thing is to establish which ones are relevant to yours.
Our guide to building costs in Wellington and what to budget for with a Miro Home explains these potential additional costs in more detail.
How to compare house build quotes in Wellington
Before deciding which quote offers the best value, work through the following checks.
1. Check whether you’re comparing an advertised price, estimate or detailed quote
These figures serve different purposes.
An advertised starting price gives you an initial indication of cost. Check which plan, specification and site assumptions it is based on.
An estimate gives an approximate cost based on the information available at the time. It is not a fixed price.
A detailed quote sets out a price for a defined scope of work. Read it alongside the plans, specification, exclusions and contract terms so you understand what it covers and what could change.
Ask:
Has this price been prepared for my actual section?
Which plans and specification is it based on?
What information is still needed before the price can be confirmed?
How long is the price valid?
MBIE’s guidance on building quotes and estimates is a useful reference when reviewing your options.
2. Make sure the homes and specifications are comparable
Two three-bedroom homes can have very different layouts, floor areas and finishes.
Check whether you’re comparing:
Similar house sizes and floor-area measurements.
The same number of storeys.
Garaging, decks or covered outdoor areas.
Similar kitchen and bathroom specifications.
Equivalent windows, insulation and heating.
Flooring and painting throughout.
The same appliances and fittings.
A lower price may reflect a smaller home or a more basic specification. A higher price may include things you would otherwise need to organise separately.
If you’re still assessing the designs themselves, our guide to how to read a house plan can help you look beyond bedroom numbers.
3. Check what has been allowed for your Wellington section
The same house design won’t necessarily cost the same amount to build on two different sections.
For example, ask whether the price accounts for:
The slope of the land.
Ground conditions and foundation requirements.
Construction access and delivery arrangements.
Retaining walls.
Drainage and the location of services.
Wind exposure or coastal conditions.
Existing buildings or structures that need removing.
A quote based on a straightforward, level site may need further work before it reflects a sloping rear section with restricted access.
Ask your builder to identify which site costs are confirmed, which are allowances and which remain outside the quote.
If you haven’t settled on a design yet, read House Plans Wellington: How to Choose the Right Plan for Your Section.
4. Look closely at allowances
An allowance is an amount included for an item or work that has not yet been fully selected or priced. It is not necessarily the final cost.
Two terms you may see are:
Prime cost sum: an allowance for a particular item you haven’t selected yet, such as a basin or tap. Check where installation is priced.
Provisional sum: an allowance for work that cannot yet be accurately priced, such as excavation where the extent is uncertain.
Ask what each allowance covers, how it was calculated and what happens if the actual cost differs. Also check whether GST and any builder’s margin are included.
An allowance that is too low for the products or work you expect can make a quote look more affordable at the start. MBIE explains these terms in its guidance for homeowners before building work starts.
5. Read the exclusions as carefully as the inclusions
An excluded item still needs a place in your budget if it is necessary to finish the project.
For example, if you need a driveway and fencing, establish whether they are included, priced separately or left for you to arrange.
Use this checklist when reading each quote:
Item to compare | What to establish |
GST | Is the total GST-inclusive? |
Plans and specification | Which versions does the price cover? |
Site preparation | What excavation, removal and preparation are included? |
Foundations | Is the foundation suitable for your site included? |
Services and drainage | What distances, connections and assumptions apply? |
Fees and consultants | Which council, design, engineering and surveying costs are covered? |
Fixtures and finishes | What products, ranges and quantities are included? |
Allowances | Which amounts could change, and on what basis? |
Outdoor works | Are driveways, paths, decks, fencing and landscaping included? |
Owner-arranged work | What must you organise and pay for separately? |
Price conditions | What could change the price, and when does it expire? |
Mark each item as included, allowance, excluded or needs clarification. If you cannot tell where something belongs, ask for a written answer before comparing the totals.
6. Ask how changes will be priced
You might decide you want different flooring, extra power points or a change to the kitchen.
Before committing, ask how those decisions would be handled:
When do selections need to be finalised?
How will changes be priced?
Will the price include labour, materials, GST and any margin?
Will you approve the cost before the work proceeds?
Could the change affect the programme?
At Miro Homes, we work from a range of pre-designed plans and a standard specification. Discussing your preferences early helps us establish what you want included in your pricing.
Our guide to pre-designed house plans versus custom design explains the approach.
Why price per square metre only tells part of the story
A square-metre rate can help you make an initial comparison, but it doesn’t show everything behind the figure.
Check how the floor area has been measured and whether it includes the garage. Then check what the price includes.
A rate that excludes site works and flooring cannot be compared directly with one that includes them. The number of bathrooms, layout and specification can also affect the cost.
Use the rate as a starting point, then return to the detailed quote.
Compare the cost of completing the same project
Imagine you receive two prices.
One includes flooring and a defined allowance for service connections. The other excludes flooring and leaves service connections to be priced later.
The second price may be lower, but you still need those items.
Before choosing, ask for the missing work to be priced so you can compare the cost of reaching the same finished result. Keep unresolved costs visible rather than assuming they will be small.
The question to answer is:
“What will each option cost to deliver the home and completed work I actually need on my section?”
Frequently asked questions about house build prices
Does a house build price include the land?
Check the offer. A price for building a house on your section generally covers the stated building work. A house-and-land package may include both, but you still need to check its scope and exclusions.
Does a fixed-price build mean the price can never change?
A fixed price applies to the agreed scope and contract terms. Review any allowances, exclusions, conditions and provisions for changes. Ask your builder to explain the circumstances in which additional costs could arise.
Are driveways and landscaping included in a new build price?
They may be included, optional or excluded. Ask specifically about driveways, paths, fencing, decks and gardens rather than assuming they are covered by a description such as “turnkey”.
Should I choose the cheapest house build quote?
Price matters, but first establish whether the quotes cover equivalent work. Also consider the builder’s communication, relevant experience, references and how clearly they explain costs that remain uncertain.
What should I send a builder when asking for a quote?
Share the site address, preferred plan, available site information, desired specification and any changes or additional work you want included. If you’re approaching several builders, give each the same information wherever possible.
Thinking about building a Miro Home?
You don’t need to arrive with every detail worked out.
If you have a section—or a property you’re considering—talk to us about the home you have in mind and the budget you’re working towards.
We can help you consider which Miro Homes plan could suit the property and what needs to be investigated or priced.
Explore our Miro Homes house plans, read what happens after you choose a plan, or get in touch with Miro Homes Wellington to discuss your project.
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