It is possible to find builders who will build for this rate. In my experience, they are building 80 plus homes per year. Some will do a custom design and then put their 'spec package' overlay on it ... which will mean certain types of detailing, materials, finishes and fixtures. Of course, your custom design needs to work along the lines of their way of building too. I'm not sure of specific names in Melbourne. I would recommend looking for large builders and starting the conversation there. Make sure you inspect lots of their built product so you're confident of the quality you'll get, and speak to previous clients. And don't do 2400mm ceiling heights in your living areas - 2,550mm as a minimum, but ideally 2700mm. Hope that helps, Warm Regards Amelia Lee www.undercoverarchitect.com

Hi RJ, There seems to be some dangerously incorrect criticism floating about of using area rates to map out the cost for a project in the early stages, however we can use this to highlight to the Houzz community the appropriateness of using area rates to cost your project in the early stages. RJ you have done everything right in using an approximate area rate to map out your project costs before a designer is appointed!! Although there is some merit to note it is helpful to source your area rates from similar projects from the industry at that point in time - which can be obtained from a QS/Cost Planner/architect/designer - at least you are starting to think in realistic budget terms terms. $2K/m2 may/may not reflect what a builder can deliver for a bespoke design - depending of course on whether structure or kitchens / bathrooms are affected (i.e. check out this amazing kitchen / bathroom calculator from realeastate.com.au!! https://www.realestate.com.au/calculators/renovation-calculator/) ........however this is still getting you close to what might end up being the budget or the revised scope of work. The first thing your designer should do - almost before ANY drawings are done - is check your project budget matches your brief/scope of works by using Cost Plan A area rates and an 'Opinion of Probable Cost".. They can also identify if you are touching other parts of the site or scope that need to be taken into account that you may not have realised. At the start of a project, when there is no design yet, only plans with an approximate area scope of works (floor area schedules), it is what is referred to as "Cost Plan A" stage. Refer to this helpful description from the Victorian Department of Health and Human Services; "Due to the very nature of information available, cost plan A is developed in conjunction with floor area schedules and should be based on data gathered from other similar projects, surveys of existing conditions and major project specific issues such as the suitability, age and condition of existing facilities, including upgrade of site services, asbestos removal, topography, heritage issues and so on."....http://www.capital.health.vic.gov.au/Planning_and_evaluation/Cost_plans/Cost_plan_stages/  One of the benefits of using an architect is that we are rigorously trained and registered to provide "Cost Advice", and right from the early stages using area rates. Building designers must provide this advice however are governed by consumer law and not by an Act of Parliament. When your project is at this stage there is clearly no 'Trade Breakdown" as the design hasn't even started yet!! And yet we must guide you as to an appropriate budget to match your scope of works. A responsible architect / building designer will test these area rates with industry-standard costings to identify an appropriate budget right from the beginning, so that we can make adjustments to the scope to ensure we can get excited about what you can really afford to build before the design is finished. Refer also to this helpful article by Choice on "what can go wrong"......but also what can go right when using an architect/building designer; https://www.choice.com.au/home-improvement/building-and-renovating/design-and-trades/articles/architects-designing-to-build-budget I love that you are already excited to begin looking at a shortlist of Pros in the Brisbane area and I wish you Good Luck!

Hi Bobby, How exciting, your'e absolutely not alone in feeling anxious about wanting to get this right. These are the most costly rooms in your home to renovate so planning is key. There is a lot of detail to consider with these spaces and you will be expected to provide all this information to your builder before they start; so ensure you have your layout, joinery / cabinetry design, fixtures and finishes sorted first and foremost. Your builder can work with you or your designer to help keep these within your budget. You'll want this information to be as detailed as possible, this will give you the most accurate quote as well as the look and feel you're after. You don't want your builder telling you "I need your tile selection and I need it onsite the day after tomorrow" as more often than not you won't be able to get the one you really want and end up with something that you're not entirely satisfied with. As these areas are trade heavy I would suggest you hire a builder rather than separate trades such as carpenters / specialists that way they can arrange and manage all of this for you including ordering all your fixtures and finishes, saving you the headache and time of doing it yourself. Also in most cases these days if you're not self funding your lending institute will require a builders contract. Just remember to gather as much information as possible. The better prepared you are, the better prepared they are and the more smoothly the whole process will run. I hope this helped answer your question. Jade

I'm in Perth. Most of the well known builders have their own design team. That is how we built our home. We had a plan and took it to a well known builder. They drew up our design and costed. Remembering they have a better buying power for goods than smaller boutique builders. Contact summit, dale alcock, shelford, Webb brown Neaves, Beaumont, plunkett homes. All of these will design and build to a high spec. And hopefully keep to your budget.