Picking a home builder is one of the biggest financial decisions you'll make. And yet most people compare builders the wrong way — they look at the headline price, pick a design they like, and sign.
The problem? The base price rarely tells the full story. Two builders quoting $450,000 for a similar home can end up being $80,000 apart by the time you get to handover.
Here's how to compare Victorian builders properly.
1. Understand What "Base Price" Actually Includes
Every builder's base price covers something different. Before you compare numbers, get a full inclusions list from each builder and check what's actually in the price:
- Flooring — is it carpets and tiles throughout, or just carpet in bedrooms?
- Kitchen appliances — are they included, and which brands/models?
- Stone benchtops — standard or an upgrade?
- Façade — is the displayed facade included or a premium upgrade?
- Ducted heating and cooling — included or extra?
- Driveway, landscaping, letterbox, clothesline — almost never included
A builder with a lower base price but minimal inclusions will often cost more once you've upgraded to a comparable standard. Always compare "like for like" — same inclusions, same size, same spec level.
2. Scrutinise the Site Cost Policy
Site costs are the biggest source of budget blowouts in Victorian new builds. They cover earthworks, connections, retaining walls, and anything specific to your land — and they vary enormously.
Key questions to ask every builder:
- When do you assess site costs? — Ideally before you sign. Some builders don't assess until after the contract is signed, leaving you exposed.
- Are site costs fixed or provisional? — "Provisional sum" means it's an estimate that can change. Fixed means it's locked in.
- What's included in site costs? — Crossover, stormwater, connections to services, cut and fill, soil classification upgrades.
A flat, square block in a serviced estate will have low site costs ($10,000–$20,000). A sloping, irregular block with difficult soil can cost $40,000–$80,000+ extra. Know this before you sign anything.
3. Check the Contract Type
Most Victorian volume builders use either a HIA (Housing Industry Association) or MBA (Master Builders Australia) contract. Both are legitimate — but the devil is in the details.
Things to check in every contract:
- Rise and fall clause — does the builder have the right to pass on material cost increases to you? Try to have this removed or capped.
- Provisional sums — list out every provisional sum item and understand that these are estimates, not fixed prices.
- Variations process — how are changes during construction priced and approved?
- Sunset clause — when does the builder need to start construction by? This protects you if they delay.
- Liquidated damages — what happens if they run over time? Is there a daily penalty?
Consider having a building solicitor review the contract before you sign. It typically costs $500–$1,500 and can save you tens of thousands.
4. Compare Realistic Build Times
Victorian volume builders typically quote 12–18 months from slab to handover, but real-world timelines are often longer. Ask each builder:
- What is the current average build time for a home similar to mine?
- How long is the average wait from deposit to slab?
- What's your current workload and how does it affect scheduling?
If you're renting while building, build time directly affects your budget. A 6-month blowout at $3,000/month rent is $18,000 you hadn't planned for.
5. Read Real Reviews — Not the Builder's Own
Builder websites show their best testimonials. For a more realistic picture:
- ProductReview.com.au — largest review database for Australian builders. Look at the 1–3 star reviews, not just the averages.
- Google Reviews — check the display home and head office listings separately.
- Facebook Groups — search "[Builder name] owners" — there are active communities where people share honest experiences.
- HIA Awards — HIA Professional Builder of the Year winners have passed independent assessment.
Common themes in bad reviews: poor communication during build, defects at handover, delays without explanation, difficulty getting warranty work done. If you see these patterns repeatedly, take them seriously.
6. Verify Their Licence
Every builder in Victoria must be registered with the Victorian Building Authority (VBA). Before signing anything, check:
- Search the builder on the VBA website to confirm their registration is current
- Check for any disciplinary actions or conditions on their licence
- Confirm they have domestic building insurance (required by law for projects over $16,000)
This takes 5 minutes and protects you significantly.
7. Visit Display Homes Strategically
Display homes are designed to sell — they're typically fitted out at the highest inclusions level, with every upgrade selected. Keep this in mind when you visit.
Tips for display home visits:
- Ask which elements are standard and which are upgrades
- Take photos and notes — you'll visit multiple and they'll blur together
- Pay attention to ceiling heights, room sizes, and natural light — these are harder to upgrade
- Check construction quality: are the joins tight? Do doors close smoothly? Check the wet areas especially
- Talk to the sales consultant about real build times and recent customer experiences
8. The Major Victorian Builders: A Quick Overview
Here's a rough guide to the main volume builders operating in Victoria:
- Metricon — Victoria's largest builder. Wide range of designs, competitive pricing, variable reviews depending on the site supervisor you get.
- Carlisle Homes — Known for strong inclusions and quality finishes. Generally well-reviewed. Mid-to-upper price range.
- Simonds Homes — Wide design range across Victoria. Competitive pricing. Variable reviews on communication during build.
- Henley — Quality reputation, particularly for architectural designs. Slightly premium pricing.
- Burbank — Strong reputation for communication and build quality. Good reviews overall.
- Boutique Homes — Premium inclusions, quality finishes, smaller volume. Generally excellent reviews.
- Orbit Homes — Competitive pricing, good inclusions. Smaller but reliable.
The "best" builder depends on your block, budget, design preferences, and location. A builder who is excellent in Melbourne's southeast may have limited presence in regional Victoria.
Ready to Find Designs That Fit Your Block?
Once you know which builders are on your shortlist, use AptSide to see all their compatible designs for your specific block dimensions. Filter by bedrooms, storeys, and style — and compare designs across builders side by side without visiting a single display home first.