Cost of Building a Shed home/Kit home???

Discussion in 'Open Discussions' started by Beauvelour, Dec 4, 2009.

  1. Beauvelour

    Beauvelour Well-known Member

    Hi all where are starting to look at maybe buying a block and possibly building a shed home or a kit home like T & R homes. I am just wondering if any one has done the same and roughly how much it has cost you? I had a guy in the other day saying they just built a house and all up it cost them $50,000 which im guessing he must have done most of that himself! Thanks in advance
  2. ellechim69

    ellechim69 Guest

    My in-laws had a t & r home and it cost just as much as our brick home, Just be careful of the shed homes there are some dodgy companies out there I know cause they took my money and shed and havent seen either since. Pm me if you want the name
  3. Delrae

    Delrae Gold Member

    will be interesting to see the responses as we are looking to do the same **)
    I do know that the price is just the kit, you still have to factor in site costs, plumbing, power, gyp rock, all internal fittings etc
  4. Eureka

    Eureka New Member

    ill be watching this space also,

    have a great weekend everyone!
  5. Lexie

    Lexie Well-known Member

    Same here, tis our plan too!
  6. Sallighted

    Sallighted Well-known Member

    Us too.... if you could PM me the dodgies that would be appreciated ;)
  7. Beauvelour

    Beauvelour Well-known Member

    would appreciate if you could PM me too! Houses are so expensive down here and acerage is even more expensive so Im wondering if its going to be cheaper to do something like a shed home. Plus i have a tiler, electrician and a plumber all in the family!

  8. kiraSpark

    kiraSpark Gold Member

    We also looked at T & R Homes and yes as Ellichim mentioned they are very expensive, you could have a 'proper' house for that price. We decided to build our own after seeing what you could get from T & R for the same price. Plus the wait list - nearly 9 months!!!

    We are owner-building a one-bedroom cottage/small house on a farm ATM and we have budgeted to spend $100,000 and so far we are pretty much on the mark. We have had a lot of help from tradie friends and done a bit of favour-swapping (lol!) so it could have easily cost more.

    Beauvelour, send your tiler relative over here, we are looking for one now! lol! :))
    Last edited: Dec 5, 2009
  9. wheatbeltanimalrescue

    wheatbeltanimalrescue Well-known Member

    It all depends on how much of the building you want to do yourself! You can pick up a 4x2 kit barn shed style house for under $30000.00 but then obviously have site works, erection of the building and fitting out the inside etc. Or there are cheaper transportable options such as western modern homes and a few others. 2 x 1 for around $85000.00 fully fitted out and put together.
    The shed company that you guys are talking about being dodgy went bust and have re-opened under another name so be a little careful **)
  10. Beauvelour

    Beauvelour Well-known Member

    Great thanks, well even if we start small and add on later or something. I don't really know what im talking about but i was thinking and "dreaming" in my head, there are a few 10acre blocks down here for $320,000 and maybe if we could do something for us to live in around $80,000. We are going to see a morgage broker next week and throw some ideas at them. The other thing is what if we decide to start a family in a yr or powerball......

    Hahaha Kiraspark, both my older Brother and my uncle are tliers and i would send them over except they are so flat out here!! (hopefully not too flat out to do something for us if we ever get there!!)
    Last edited: Dec 5, 2009
  11. megan

    megan Well-known Member

    maybe get a 2 by 1 or 3 by 1 but if you plan to add on you need a design that will allow so with out looking like you have.
    good luck
  12. Many people don't realise all the additional costs of building a home and not to mention starting up a property. Its not so much adding up just the cost to purchase shed / kit etc but fitting it out. Then there are all the Shire fees that people don't even realise, plus all your tradies, tools and machinery hire etc

    A good rule of thumb is to allow yourself anywhere between $500/m2 up to $800/m2 for building cost. Even the most astute owner builder simply cannot build any less than that as the cost of materials. So the house size you choose, simply times that by an average of $600/m2 that should give you an idea.

    With the shed style, they can supply the actual shed itself but you or a registered builder will need to have an actual building licence for internal fitout.

    If you are looking at semi rural land the likelihood is it doesn't have scheme water, sewerage etc. You will need to add cost of effluent disposal system, water tank then all the costs of connecting these to electricity.

    You need to also check with the local council on minimum floor area for that estate or subdivision and developer convenants to see if there are restrictions on type of finishes and materials that you can use for your dwelling. Our Council allows a minimum floor area of 110m2 however many of the new estates have min floor area over 140m2 this is to ensure that purchasers all build a quality, decent size home to essentially keep the amenity and aesthetics of that estate.

    You are welcome to PM me - it's my daily job to approve people's building plans so I have a fair bit of trivial knowledge stored in my brain about building - plus we have just built our own house on our 10 acre property. If you like let me know which council and I can easily check their Town Planning Scheme and Building Regs for you :)

    One final and most important tip is ALWAYS think worst case scenario if you have to sell the property, you want to make sure you get the best value possible. Owner Building a low cost home can disadvantage you in the long run plus not give you as much return. Even if you can only build a small home to start with perhaps consider chosing a design that easily allows for additions and renovations later on which can obviously increase the size of the home and increase your value.
  13. mum of five

    mum of five Well-known Member

    We have been looking at what we would do re a house for three years now, it always comes down to cost! plus banks dont like borrowing to owner builders so we have been madly saving-still not enough to buy anything but. The cost of of actually setting up a property is huge, we have five acres and with fencing, tank, electrical supply, pumps,septics, bore, retic sheds etc etc etc we would have spent about $40,000 and thats doing it all ourselves. Then we have also built stables, and the main shed we currently live in. We have looked at kits homes, owner building, and now we think we will just get a barn shed and deck it out as the developers arent far off us, so we just donet see the point in building a nice house as it will come down to land value for our property, a barn shed is quick to erect we will extend our loan for the kit and use what we have saved for the fit out, we already have windows and doors, we will do the labour bar the gyrock, our son is an electrician, friend is a plumber another friend is a carpenter, so we plan to spend $60,000 all up, and we will use recycled products where we can, and either a good second hand kitchen or a bunnings/ikea one.
    Good luck with your plans
  14. Toyz

    Toyz Well-known Member

    Hey im kinda in the same boat just bought my first property :D I will be building a kit home but wont be for a little while as dont have the money plus living at homes good!! lol my parents are building a kit home on there block which as been going for a couple of years now there's is a 3x2 and they have done most of it them self and all up its going to cost them around 120k from what dads said... ellechim69 could you pm me with the name of that shed company please **)
  15. El_equine

    El_equine Well-known Member

    I would look into it very carefully & like others have mentioned worst case scenario.

    My OH is a builder, he has just finished a job where they have had to basically pull all the internals out & re-do them correctly, as the owner/builders doing the job kinda stuffed it up.

    Another thing when my parents looked at kit homes/shed homes don't forget to allow for all your extras, elcetrical, plumbing etc and also good insulation.

    It is amazing how much it all adds up & how quickly it all adds up.
  16. fern

    fern New Member

    Cleveland Bays - you seem to know a lot about building. We are currently researching all our options for building on our 13 acre semi-rural block. We really like this design from Wide Span Sheds:

    Country Home

    We would be happy to have this house with no modifications (as I believe they don't modify their designs). The problem is we are obviously trying to figure out exactly how much it is going to cost from start to finish and it is proving really hard to calculate this. Judging from your average calulation of $600/m2 it would cost us roughly $170K to do this. That is fine for us but what exactly do you estimate that figure to include? Is that including complete fitout internally?
    We renovated our last house and are pretty good at budgeting and sticking to a budget. We did a most of the work ourselves therefore saving on labour costs. We are happy to do what we can ourselves but would like to hire people to do some of the horrible big jobs like the slab, plastering and possibly some help to erect the house initially (depending on how good the instructions are!)

    Are you able to provide some feedback and possibly some way to contact you as offered? We are just a bit in the dark with everything and it seems to be getting more complicated by the day!
  17. kiraSpark

    kiraSpark Gold Member

    Hi Fern and welcome to Stockies :)
    This is quite an old thread, and Clevelandbays is no longer a member. See how their username is black and the posts say n/a? Current members usernames are blue and are clickable.
  18. franksshed

    franksshed New Member

    I just stick built a 12X16 Storage Shed and probably have 2500 in it. This was still half the cost of buying something similar. The biggest expense was the $30/ sheet T1-11 siding that i needed 16 sheets of.....The framing and flooring was actually cheap. Didnt cost money till the siding and roof [​IMG]

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