How to compare new developments properly

Two projects advertising a similar "from" price can represent very different propositions. Comparing them properly means looking past the headline.

Compare the total cost, not the advertised price

An advertised price is usually the cheapest configuration in the project, and for house and land it is often the land plus a base build. Ask for a full price for the specific home you would actually buy, including:

• site costs and any slope, soil or retaining allowances
• inclusions and the cost of the upgrades you would realistically want
• landscaping, driveways, fencing and letterboxes where not included
• any fixed-price guarantee, and what falls outside it

Compare the contract structure

House and land is typically two contracts — one for the land, one for the build. Off-the-plan apartments and townhouses are typically a single contract with a sunset date. These carry different risks and different deposit arrangements. Your solicitor should explain which structure you are entering and what it means for you.

Compare the stage

A home that is complete or nearly complete is a different purchase from one in planning. Later-stage projects offer more certainty about what you are getting and when. Earlier-stage projects may offer more choice. Neither is inherently better — they suit different buyers and different timelines.

Compare who is delivering it

The name on the signage is not always the builder. Ask which entity is the vendor, which is the builder, and what their relationship is. Ask what happens if the builder changes mid-project.

Compare what is genuinely committed

Masterplans frequently show schools, retail and parks. Some are approved and funded. Some are aspirational. Ask what has development approval, what is funded, and who is responsible for delivering it. Treat everything else as a possibility, not a feature you are paying for.

Compare the things you cannot change

Aspect, outlook, floor level, block orientation, noise and the position of the driveway are fixed for the life of the home. Finishes are not. Weight them accordingly.