How to Read Between the Lines of a Builders Inclusions List

When you are comparing builders, it is easy to get drawn in by an enticing base price, especially in the Sydney market, where budgets are tight, and competition is high. But what many clients do not realise is that the true cost of your home depends heavily on what is included, and what is not.

Here is how to spot the difference between genuine value and clever marketing and why Elandra Homes believes in complete transparency from the start.

What are the Inclusions in a Build Contract?

Inclusions are the fixtures, finishes, and features that are part of your build price. These can range from major items like flooring, benchtops, and windows, to small but important details like taps, handles, or even flyscreens.

Some builders offer a very low starting price but with extremely basic inclusions, requiring you to upgrade nearly everything to achieve the quality seen in their display homes.

Common Tactics to Watch Out For

From Pricing That Does not Reflect Reality

The advertised price often does not include essential elements like site costs, flooring, or council-related fees. You will see a beautiful display, but the price tag is just for a shell.

Display Homes Packed with Upgrades

Walk through a stunning display home. Chances are, much of what you are admiring is not included in the standard price, but think high ceilings, custom joinery, ducted air, or designer lighting.

Overuse of Builders Range Products

These are often the lowest-cost items a builder can source. While they tick the box contractually, they may lack durability, aesthetic appeal, or both.

What to Ask a Builder Before Signing

Can I see a full list of inclusions before committing?

Are site costs and council fees included in this quote?

What kind of finishes are standard, and what requires an upgrade?

Is everything I see in the display home included?

If the builder cannot give you a clear, itemised answer, that is a red flag.

How Elandra Homes Does It Differently

We do not believe in base price gimmicks. At Elandra Homes, we provide a full, fixed price tender with high-end finishes included as standard the way you see them in our display home.

Luxury joinery and cabinetry, no flatpack or budget options

Double-glazed windows included not an optional extra

Ducted air conditioning, premium kitchen benchtops, and quality appliances are standard in every home

Architectural design and site-specific planning done in-house

You will never walk through our display home and wonder what is included. What you see is what you get and more.

Why This Matters for Your Build

A clear, honest inclusions list ensures:
  • You can budget accurately
  • There are no costly surprises mid way through your build
  • You know the level of quality you are truly getting
It also reflects the builder’s integrity. A trustworthy builder will be upfront about what is included and will not leave you chasing paperwork to understand the real cost.

Final Thoughts

Do not be misled by headline pricing. The value of your home lies in the details and at Elandra Homes, we make sure those details are exceptional from the start.
Download our full inclusions list or visit our display home to see the Elandra standard for yourself.