Cost to lock up stage

[supa007]

Just wondering how much it normally costs to get a brick-veneer 2 storey house up to lock up stage per m2 / sq.

I was roughly quoted by a builder $200k for a 35sq custom home, excluding site cost and slab, as we're still waiting for soil testing to come back.

Is this normal or excessive?

[Dirty Doogie]

Sounds very reasonable to me - 35 sq = 270 mtr2 I think! Actually its very cheap!

[bitingmidge]

supa,

How many fingers am I holding up?

Go on, take a guess!

That's about what any response to your question will be worth, (sorry Doog no offence intended). There are so many variables between location, materials and what is or is not included that it's just not worth asking the question.

For instance, there is no such thing as lock-up excluding site costs and slab, so any "normal" comparison is a waste of time.

If you need a comparison to keep your builder honest, why not get a second quote?

Cheers,

P

[Spooky]

Like it or not supa, Midge is right. The true answer is impossible to give as there is nowhere near enough information.

[Sturdee]

There are so many variables between location, materials and what is or is not included that it's just not worth asking the question.

Midge, don't forget to include the other variables, like what suburb it will be built in, what suburb and house you currently live in and what car you have in the driveway when your builder calls.

The BMW tax applies with most builders.


Peter.

[peter_sm]

It would be like asking how much is a new 4 door sedan?

[Metung]

Back to the important question - I reckon 2 (the salute maybe). How did I go Midge?

[Dirty Doogie]

Well I dont think the figure of 200k is entirely meaningless - I'm assuming the builder has looked at the plans. Lockup stage is only 35 - 45% of the cost of a new house. I think it is the easy bit and generally its the part builders make most money on LOL.

Lockup stage means the building is weathertight, structurally complete and can be shut up but actually doesnt include locks. There are no internal wall coverings, ceilings or even ceiling battens, no external painting, no electrics. no plumbing. No staircases. no polished floors or tiles or any prime cost items. To give a price on that is pretty easy.

[supa007]

Sorry about the vagueness of the question, but as Doogie said, it's just a weathertight shell. I thought that's the least variable part of the building process (excluding site and foundation cost), therefore the most constant cost that can be worked out per m2.

The reason I asked is that I'm going to build with insulated concrete form (Zego) and that's not mainstream. I prefer that my builder is familiar and knows how to build with it, and there aren't that many around. So, I've got 1 quote only so far and trying to find other builders for quotes.

Knowing this, what do you guys think about ~$5k / square for lock up?

Any guess appreciated.