What it actually costs to renovate or build.

The cost data: Each line item shows a low and high range based on 2026 Australian metro pricing for mid-tier finishes and tradespeople. The low end assumes you're efficient, get competitive quotes, and pick standard products. The high end assumes premium finishes, custom work, or above-average tradie rates. The average of the two is used in the total — this is the realistic "expected" cost, not the cheapest possible cost.

Regional adjustment: Regional builds can be 10-25% cheaper than Sydney/Melbourne metro for trades. Remote and rural areas can be 20-40% more expensive due to logistics. The presets assume metro pricing. Adjust the line items directly if you're in a regional or remote area.

What's included in the line items:

• Materials and labour for each scope item
• Standard trade-rate pricing (electricians, plumbers, tilers, etc.)
• Mid-range fixtures and finishes (Reece-style standard, not designer)
• Site cleanup and basic skip bin disposal

What's NOT included (and may apply to your project):

• Council fees / DA / CDC — varies wildly by council and project ($500-15,000+)
• Architect / draftsman fees — for any project requiring drawings ($2-8k typically)
• Engineer reports — for structural work ($1-3k)
• Building inspection / certification — usually required for additions and structural work
• Insurance during build — many lenders require owner-builder or builder insurance
• Asbestos removal — if discovered, expect $1,500-10,000 per occurrence
• Heritage / strata approvals — can add months and tens of thousands
• Connection of new services — sewer, water, gas, NBN, especially for new dwellings
• Landscaping and external works — driveways, fences, gardens

The contingency buffer covers these realities: The buffer isn't optional. Renovation projects with no contingency typically blow out by 20-30%. The buffer is what stops you from running out of money mid-build with the kitchen half-installed. Spend it if needed; pocket it if not — but always have it.

The holding cost component is what spruikers ignore: While the property is being renovated, you're still paying interest on the loan, council rates, and insurance — and earning no rent. For a 3-month reno on a $700k loan at 6.25%, that's about $11,000 of pure holding costs before you even consider the reno itself. This is why fast turnarounds matter.

For property flipping: Use this calculator to estimate the renovation cost, then use the Flip Analysis calculator to see if the full buy → reno → sell deal actually makes money after stamp duty, holding costs, selling costs, and tax.

For value-add on existing properties: Use Value-Add Planner to model how this reno affects your overall portfolio cashflow and time-to-retirement.