The Display Home Trap

The Display Home Trap: What’s Really Missing From That Price Tag??

When you walk through a stunning display home, it’s easy to imagine your future life unfolding in every sparkling corner. But behind the gleaming benchtops and designer lighting lies a costly truth: the price tag you’re shown often leaves out thousands in essential build costs.

If you’re considering signing a build contract, here are three common hidden items that could blow your budget.

*BASIX Requirements: The Silent Budget Killer

In NSW, every new home must meet BASIX (Building Sustainability Index) standards. These include energy efficiency, water-saving features, and thermal comfort.

Here’s the catch: many builders leave BASIX-related costs out of the tender or contract price. The builders will say they need to assess the BASIX at a later stage which means you’ll be charged extra for things like:

*A Bigger Rainwater tank

*Insulation upgrades

*Ceiling Fans

*Solar panels

*Double Glazing for windows

These can add $5,000–$45,000 depending on your design and location.

*Contour Plans & Site Costs: The Slope Surprise

Your block might look flat—but even a gentle slope can trigger major changes to your build.

Contour plans reveal the true lay of the land. If your site isn’t level, you may need:

*Retaining walls

*A Split-level design

*Extra excavation or fill

*Steps between the garage and the main house or outdoor areas

Builders often exclude these costs from the base price. You won’t see them until plans have been drawn and you have already paid a deposit.

Tip: Always request a contour plan before signing anything.

* Colour Selection: Where the Real Costs Begin

The colour selection appointment is where dreams meet reality—and unexpected costs.

That gorgeous tapware, stone benchtop, or feature tile you saw in the display? Not included.

During this stage, you’ll discover:

*Standard inclusions are often basic

*Upgrades can cost thousands

*Downlights are not even included

*Driveway and landscaping are not included

 

What looked like a $350k build can quickly become $450k once you choose finishes that match your expectations.

Don’t Get Caught Off Guard

Display homes are marketing tools—not pricing guides. To protect your budget:

  • Get a full tender or contract review before signing (that’s where we come in)

  • Ask questions- go around the display home from room to room and ask if the inclusions in these rooms are included in your price.

As a building broker, I help clients navigate these traps every day. If you’re unsure about your tender or build contract, reach out—I offer expert reviews that could save you thousands….and my builders offer honest turnkey prices that include everything…a better and easy way to build.

 

 

Kerri-Ann Hooper