Category: News

Cairns is a stunning location for building your dream home – but the hilly landscape that gives this region its character presents unique building challenges.

From soil reports to stormwater drainage to zoning restrictions, the rules around split level home regulations in Cairns can be a bit confusing – so it helps to get to know the facts to avoid wasting your hard-earned time and money.

We’re here to make sure that doesn’t happen. Here’s what you need to know about Cairns building regulations for split-level home designs so you can build smarter, not harder.

What Makes Split-Level Builds Tricky in Cairns

Split-level homes aren’t your typical slab-on-flat-block builds. They’re designed to work with sloping land, giving you more flexibility and better views, all whilst maximising your space – but they also come with more complex building regulations.

Here’s why building one in Cairns can be challenging:

• Sloped land needs specialist planning. You’ll often need retaining walls, drainage design, and stepped foundations.
• Tropical weather means serious stormwater management. Cairns gets hit with heavy rains, so runoff and erosion need to be accounted for.
• Building approvals are stricter on difficult terrain. Expect extra scrutiny on structural integrity and site safety.

That’s why split level home designs are best handled by experienced builders who understand both the terrain and local council expectations.

Key Building Regulations to Know

Being part of the Cairns Regional Council, split level homes in Cairns must comply with Queensland’s Building Act and the National Construction Code (NCC).

Here’s a simple breakdown of the most important things to tick off, and what your certifier or engineer will be looking for before giving you the green light:

Zoning & Overlays

Your first step is to check your land’s zoning under Cairns building regulations. Zoning affects site coverage and setback rules, including what type of home you can build, how tall it can be, and how far it must sit from your boundaries.

Some areas also come with overlays – like flood, storm tide, or bushfire risk – which may have restrictions or need extra approvals.

Foundations and Structural Engineering

Split-level homes often need deeper footings and engineered retaining walls to support the slope. You’ll also need a soil test (called a geotechnical report) to understand the ground conditions – this helps avoid costly surprises down the line.

Homes in Cairns must also meet cyclone ratings for structural safety, especially on elevated or exposed sites. Your engineer will check your split level home design can handle soil movement, gravity loads, and high wind conditions.

Drainage and Stormwater Control

Split-level homes must channel water safely away from the property. This includes roof runoff, surface water, and subsurface drainage. Poor planning here is one of the most common compliance fails in Cairns.

Energy Efficiency and Ventilation

Queensland homes must hit a minimum 6-star energy rating (like good insulation, glazing, and ventilation). Luckily, split-level home designs often allow for better natural airflow – but you still need to meet NatHERS rating requirements.

Permits & Approval Process

Here’s how the approval process generally works in Cairns:

1. Initial Planning: Speak to a licensed builder or designer familiar with Cairns Regional Council rules.
2. Soil Testing & Site Survey: For design and engineering work.
3. Development Application (if needed): Not every build needs this, but it depends on zoning and overlays.
4. Building Approval: Your final plans go to a private certifier or the council for assessment.
5. Construction Begins: Once approved, construction can kick off – but inspections are done at key stages.

Working with a private certifier can often speed up approvals compared to going through council directly. Just make sure they’re licensed and experienced with house designs for split level plans.

Pro Tips for Smoother Approvals

Here’s how to stay ahead of the game and avoid any compliance issues:

• Use local house renovation builders in Cairns who know the area inside out.
• Get everything in writing – soil reports, slope assessments, clear documentation speeds up approvals.
• Factor in extra costs for drainage, retaining walls, and structural design early in your budget.
• Communicate early with your certifier – they can flag potential issues before you submit anything.
• And most importantly, don’t wait until something goes wrong to ask for help. The earlier you bring in the right team, the better.

Build Smarter with Cairns Quality Homes

Building a split-level home in Cairns doesn’t have to be a red-tape nightmare.

At Cairns Quality Homes, we’ve helped hundreds of locals turn challenging blocks into beautifully built homes that meet every regulation – without the stress.

Whether you’re at the dream stage or ready to build, our expert team of custom home builders will guide you through every step of the approval process. Just a quality home built right the first time.

Check out this blog to learn more about the benefits of split level home!

Concerned about the cost of building a split-level home in Cairns? We often hear this question from customers evaluating their alternatives for sloping block designs. Split-level houses may seem more complicated and, thus, more expensive at first. The truth is a little more complex, however.

In this article, we’ll break down the real costs, highlight the hidden savings, and help you decide if a split-level design is the right choice for your site and budget.

Why People Assume Split-Level Homes Cost More

The perception that split-level homes are more expensive comes from a few key factors:

1. More complex engineering – These homes are designed to follow the slope of the land, which can involve a stepped foundation and unique structural considerations.
2. Multiple levels – Even though the levels are often only split by a few steps, the layout adds architectural complexity.
3. Customised design – Split-level homes are rarely “cookie-cutter,” and may require more tailored planning and consultation.

But while these factors can add to initial design and construction costs, it’s important to consider the broader picture, especially when building on a sloping site.

The Hidden Costs of Forcing a Flat Design on a Sloping Block

Let’s flip the question: what if you chose to build a single-storey or flat-slab home on sloped land instead?

To make a flat design work, you’d likely need:

• Major excavation or cut-and-fill work
• Retaining walls
• Extra drainage systems
• Additional soil removal
• Reinforced footings or structural adjustments

All of this adds up—and fast. These costs are often underestimated during early planning and can lead to budget blowouts mid-project.

In contrast, split-level home designs for sloping blocks work with the land, not against it. By stepping with the slope, they reduce the need for major site work, which can offset or even outperform the extra design costs.

What Does It Actually Cost to Build a Split-Level Home?

There’s no one-size-fits-all answer because costs depend on several variables:

• Slope severity: A slight gradient might only require a modest step, while steeper blocks may involve more levels or structural variation.
• Size and layout: Larger homes with more levels or architectural features will naturally cost more.
• Finishes and inclusions: Like any build, premium finishes will raise your price point regardless of the home style.
• Access to site: Tight access, remote locations, or tricky soil conditions can also influence total cost.

However, in many Cairns builds, the additional cost of a split-level design is minimal, especially when compared to the thousands spent on earthworks or retaining walls for a flat design on the same block.

Working with an experienced builder for custom home projects helps you understand what’s necessary and where you can make smart, cost-effective decisions.

Long-Term Value and Liveability

Building a home is more than a short-term cost decision—it’s about lifestyle and value over time.

Split-level homes can offer long-term benefits that justify their upfront investment, such as:

• Maximised views: Elevation can unlock stunning vistas, especially in hilly or coastal areas of Cairns.
• Better natural light and airflow: Multiple levels allow for more windows and ventilation points.
• Functional zoning: Separate living zones create privacy and flow, ideal for families or shared households.
• Street appeal: A well-designed split-level home often stands out for its unique architecture.

In terms of resale value, these features can boost buyer interest and help your property stand out in a competitive market. And if you’re planning to stay long-term, you’ll enjoy a better fit between home and land.

So… Are Split-Level Homes More Expensive to Build?

Here’s the bottom line:

Split-level homes can cost more in design and structure, but often save money on site works and deliver better long-term value, especially on sloping blocks.

If you’re building on a flat site, a traditional layout may be more economical. But on an uneven or sloped block, trying to force a flat design can create more problems—and higher costs—than it solves.

That’s why so many locals turn to trusted Cairns home builders like us for honest guidance and tailored solutions.

Expert Advice From Cairns Quality Homes

At Cairns Quality Homes, we specialise in designing and building split-level homes that make the most of your land, without overcomplicating the process. With decades of experience building in Cairns’ unique terrain, we’ll give you a realistic picture of what to expect cost-wise and help you get the most out of your budget.

Whether you’ve already got a block or you’re still weighing your options, we’ll walk you through site-specific plans that reduce unnecessary expenses and create a home you’ll love for years to come.

We’re also experts in custom builds, so if you’re looking for something different, our team of builders for custom home projects will help you create a home tailored to your lifestyle and your land.

Let’s Talk About Your Sloping Block

Still asking, “Are split level homes more expensive to build?” Let’s answer that with a proper site assessment and a chat about your goals.

Get in touch with Cairns Quality Homes today—your trusted Cairns home builders — and discover how a split-level home could be the smartest investment for your sloping block.

Building on a sloping block in Cairns? You’re not alone. Owing to the region’s breathtaking scenery and high ground, sloping lots are typical, but they don’t have to be difficult to construct. They may provide a significant opportunity if handled properly. This is the role of split-level homes.

Split-level homes are purpose-built to work with, not against, the natural slope of your land. Let’s explore why they’re an ideal solution for hilly sites in Cairns and how they can turn a challenging block into a standout property.

1. Work With the Land, Not Against It

One of the biggest benefits of split-level designs is their ability to adapt to uneven ground. Instead of excavating large portions of your block to create a flat surface (which can be costly and time-consuming), a split-level layout steps the home up or down in stages. This approach follows the natural grade of the land, reducing the need for extensive earthworks or retaining walls.

Not only does this save money during the site preparation phase, but it also creates a more harmonious relationship between the home and its surroundings.

2. Maximise Space on Tricky Blocks

Sloping blocks often limit the effectiveness of traditional single-storey designs. A flat home on a steep block might leave you with wasted under-house space or awkward retaining issues. A split-level design makes full use of the land’s topography, offering more usable floor area across multiple levels.

With clever planning, split level home plans designs can transform previously unusable areas into functional rooms, extra storage, or even unique features like sunken lounges or private retreats.

3. Enhance Natural Light, Ventilation & Views

Cairns is known for its tropical beauty, so why not design a home that makes the most of it? Split-level homes are built at varying heights, allowing for strategic window placement to capture sunlight, airflow, and sweeping rainforest or coastal views.

Higher floors can be positioned for panoramic outlooks, while lower levels remain naturally cooler. This layered design not only adds visual interest but also helps reduce energy consumption by making better use of passive heating and cooling.

4. Define Living Zones Without Losing Flow

Split-level homes are perfect for creating well-defined living zones, ideal for families, professionals working from home, or anyone wanting a bit of extra space and privacy. Bedrooms can sit on one level, while living, dining, and entertainment areas occupy another. You get separation without total disconnect, allowing for a more flexible and harmonious home life.

The gentle level transitions also offer a unique architectural flow that feels open but not overwhelming.

5. Add Value Through Unique Design

Because they stand out from standard layouts, split-level homes often feel more custom and considered. That unique edge can translate to increased value when it’s time to sell, especially when paired with high-quality materials and smart design choices. The visual appeal, efficient use of space, and site-specific advantages all contribute to long-term investment potential.

For homeowners who want something a little different that fits perfectly with their block and lifestyle, a split-level design offers serious curb appeal and resale value.

6. More Creative Freedom

Split-level homes give you more freedom to play with the design. Think dramatic ceiling heights, multi-level outdoor entertaining spaces, sunken lounges, or upstairs balconies with killer views. You’re not boxed into a conventional layout, which is especially valuable on a block that’s anything but conventional.

Working with a team that specialises in custom home construction ensures that your split-level design is tailored to your block and your vision.

Over Three Decades of Quality Homes

At Cairns Quality Homes, we’re proud to be long-standing builders in Cairns with deep roots in the local community. Since 1983, we’ve been helping families and individuals bring their dream homes to life, delivering high-quality, functional, and beautiful builds that stand the test of time.

With over 30 years of hands-on experience, we know Cairns inside and out. From the region’s tropical climate to its unique topography, we understand the design considerations and construction techniques needed to build homes that last and perform well year-round. Sloping blocks, coastal winds, heavy rains—none of it fazes us.

Our team has successfully built countless split-level homes across Cairns, the Northern Beaches, and surrounding areas, transforming challenging blocks into spacious, stylish homes that maximise land and lifestyle. Our focus is always on clarity, quality, and customisation that reflects your vision and your budget.

Build On A Sloping Block With Cairns Quality Homes

If you’re considering a split-level home for your sloped block in Cairns, our team is here to help. Our split level home plans designs are created with Cairns’ varied terrain in mind. Whether your block is gently sloped or significantly inclined, we’ll design a home that works with the natural flow of the land—minimising excavation, enhancing natural light and views, and adding value in all the right places.

Every project is treated like it’s our own. We take the time to understand your goals, lifestyle, and vision, and we tailor your home accordingly. Ready to make the most of your sloping block? Contact Cairns Quality Homes today and start building a home that’s smart, stylish, and designed to suit your land perfectly.

Making the most of your land, lifestyle, and finances in Cairns is more important than simply deciding between a split-level and a double-story house. Knowing the advantages and disadvantages of each style can help you make an educated choice, regardless of whether you’re constructing on a level lot or a sloping block.

Split-Level Homes: Tailored for Sloping Sites

Split-level homes are a clever architectural solution for sloping or uneven blocks, offering practicality and aesthetic appeal. Rather than forcing a flat layout onto a challenging site, split-level designs follow the land’s natural contours. By arranging living spaces across two or more staggered levels, these homes work with the terrain, not against it.

This approach significantly reduces the need for major excavation, retaining walls, or additional structural support, which can translate into substantial savings on site preparation and construction costs. By positioning rooms at different elevations, it also opens up opportunities to maximise views, natural light, and airflow.

Advantages

• Efficient land use: Split-level designs make the most of uneven terrain, reducing the need for costly site modifications.
• Zoned living: With living areas separated by short flights of stairs, families can enjoy distinct spaces for relaxation, work, and entertainment.
• Natural light and ventilation: The staggered design allows for ample windows on multiple levels, enhancing airflow and natural lighting.
• Architectural interest: Split-level homes often feature unique layouts that can add character and appeal.

Considerations

• Accessibility: Multiple levels may pose challenges for individuals with mobility issues.
• Complex renovations: Modifying a split-level home can be more complicated due to its segmented structure.
• Market appeal: Unique, split-level homes may have a narrower appeal to potential buyers compared to more traditional layouts.

Double-Storey Homes: Maximising Space on Smaller Lots

Double-storey homes are a smart and stylish solution for making the most of limited land, especially on smaller, flat blocks. By building upwards instead of outwards, you significantly increase your home’s livable space without eating into your backyard or outdoor entertaining areas. This makes double-storey designs ideal for growing families, multi-generational households, or anyone needing extra bedrooms, a study, or a second living area.

Advantages

• Increased living space: Ideal for larger families or those needing extra rooms, double-storey homes provide ample space without expanding the building footprint.
• Enhanced views: Upper levels can offer better views of the surrounding area, a significant advantage in scenic locations.
• Privacy: Separating bedrooms upstairs from living areas downstairs can provide added privacy for family members.
• Cost efficiency: Building vertically can be more cost-effective in terms of land use, especially in urban areas where land is at a premium.

Considerations

• Construction costs: Double-storey homes may have higher initial construction costs due to the need for additional structural support.
• Heating and cooling: Maintaining consistent temperatures across two levels can be more challenging and potentially more expensive.
• Stair safety: Stairs can pose safety concerns for young children and the elderly.

Which Design Suits Your Site?

The choice between a split-level and a double-storey home largely depends on the topography of your land and your personal preferences.

Sloping Blocks

If your land has a natural incline, a split-level design is often the smarter choice. These homes are built to follow the slope of your site, reducing the need for extensive excavation, retaining walls, or added foundations. By working with the terrain instead of against it, you can cut down on costs while gaining a home that feels uniquely integrated into the landscape. Plus, the varying levels create natural zones that suit modern family living.

Flat Blocks

For flat lots, a double-storey design offers an efficient way to maximise internal space while maintaining a generous backyard. By building upward rather than outward, you can enjoy more room inside. This design is perfect for larger families or those needing home offices or guest bedrooms without sacrificing outdoor entertaining space or future pool potential. Double-storey homes are also ideal for urban or compact lots where space is at a premium.

Consulting with experienced new construction home builders can provide valuable insights tailored to your specific site and needs.

Customisation and Flexibility

Whether you opt for a split-level or double-storey design, working with custom home builders allows you to tailor your home to your lifestyle. From split-level home designs that embrace the natural slope of your land to double-storey layouts that optimise space, customisation ensures your home meets your unique requirements.

Let Us Build Your Dream Home

Every block is unique, and so should your home. Whether you choose a split-level layout to embrace a sloping site or a double-storey design to maximise space, Cairns Quality Homes will tailor every detail to suit your lifestyle and land.

Get in touch today with our experienced Cairns builders, your trusted new construction home builders, experts in split-level home designs, and custom home builders. Let’s bring your vision to life.

Building your home in Cairns is a huge undertaking and will most likely be one of your biggest financial assets. Construction is an endeavour which entails a wide variety of different costs. In this post, we will investigate the expected expenses.

The Land

Unfortunately, you can’t just pitch a spot for you house as a bird does a tree for its nest. Buying the site is one of the main costs of your house building project. The location, size, features of the land and what will need doing to it to make it safe all make up the price. You may have to complete soil tests, have it surveyed, cleared etc.

The Building Process

Along with the land, the building itself will make up a massive proportion of the costs. You can read up on averages of prices per square metre and see variations per state and for type of home you prefer. Once you have a firm idea of the size and storeys you’d like, you can then approach Cairns home building companies and start to calculate specifics.

Be prepared for additional costs for design/architectural work. Labour is also a hefty cost, but you’ll reap the rewards of a professional job. Try and figure out where you draw both your practical and creative lines. Accept what you’re capable of DIYing and leave the rest to the experts. Taking on more than you can or cutting corners could financially damage you in the long run. 

Fitting, Fixtures & Materials

Houses require an array of facilities and comforts in order to function as a modern home. This is where quality level and aesthetics come into play. You’ll select what materials, brands and business to use for key fittings and fixtures around your home. As well as the sources and materials, installation will have a price – plumbing, electrical and carpentry work are all expected costs.

Other Extras

Once you have the basics down then the fun really begins! The above are most definitely the priorities but to transform a house into a home you must be prepared to add in your dreams and desires. Maybe you long for features like the ones below …

• Double garage
• Al fresco area
• Pool
• 3 storeys
• Ensuite
• Media/cinema room
• Open living
• Smart technology

 

Along with these amazing embellishments you will have to think about the interior design and whether you want to add unique flourishes to your spaces.

Expectations vs Reality

We’ve all seen the memes – but they couldn’t be more applicable to a house building project. After all, remember that “the best laid plans of mice and men often go awry.’ That’s not to say that anything will necessarily go wrong, but it’s better safe than sorry. Or it could be that you really want that gorgeous winding staircase or top of the range induction hob top. So, after you’ve calculated all the costs you’ve thought of for now, make one more section. Label it ‘just in case costs.’ Simply because nothing is more expected than the unexpected and you never know what you could end up wanting.

There is no doubting that building a home will cost a lot. You may have already anticipated many of the expenditures or still not really be sure about the true cost of it all. No matter what stage of the financial planning you’re at, always bear in mind that each homebuilder is different and therefore, will have their own personal set of costs. Always ask questions, always get all the information you need, do your homework and don’t be afraid to search around for quotes. There are also several schemes you can check out to help you with the costs such as the First Home Buyer and Homebuilder Grants.

If you have any further queries, why not get in touch with us here at Cairns Quality Homes? We’ll happily talk you through our processes and iron out any creases of confusion surrounding house building expenses.

There are several reasons as to why you’d want to build a house rather than buy a pre-existing one. With your own space you can bring your visions to life and have a home that is truly yours. You may wonder what costs are involved in such an enormous undertaking, which is why in this post we’ll explore financing a home construction in 2021.

Can We Really Answer This Question?

Building a house has several costs to take into consideration such as the land, design, the building work, planning permits and landscaping. Moreover, on top of such factors, we now have a vast range of modern amenities, materials, fittings, furnishings, technology and outdoor accessories to choose from. There are endless looks we could achieve and limitless incredible spaces we could create.

Every build is unique, and you could add, take away, extend, minimise and change as you go along! As well as these manageable aspects you must also be mindful of current circumstances that are beyond your control. So, really, there is no on answer to this question. Therefore, in this post, a guideline will be offered with some useful information and tips so that you can undertake further research in a more informed manner.

2021 in a Nutshell

Each year you’ll be able to find a set of average figures and percentages for each state in Australia. This will impact some of the major costs of your build. 

For example, at the moment, the average cost to build a home in Queensland is priced at $289,000. Although, the national figure for 2021 is at $320,000. Other states have everything in between and more, so these are rough ballpark figures. If you wanted to look at building costs in more detail, you’ll find average numbers for cost per square metre. Once you’ve decided how many square metres you want, you’ll then be able select an appropriate site and work out the house price in Cairns.

Another cost to look at is the Stamp Duty Fees – they vary by state and can be subject to change.

The People Behind the Project

Another massive cost component is the companies or teams of people you choose to work with. This will depend on the type of home and plans you have in mind.

For instance, here at Cairns Quality Homes builders, we’re all about creating stunning one-off homes instead of blocks of projects. We care about quality and are committed to your needs.

Of course, enlisting the help of professionals incurs its own set of costs. Nevertheless, it limits risks as you can trust in their expertise. Going it alone without adequate knowledge or trying to do something sophisticated and complex on the cheap could not only be dangerous but also lead to disastrous, costly setbacks.

The COVID-19 Impact

The worldwide pandemic has affected every industry and even the Stamp Duty Fees. You will notice discounts and shifts in costs due to the complications of the Coronavirus. Consequently, it’s important to be aware of these fluctuations.

So, as for the final cost- there is no one rounded final figure we can provide. The best thing to do to work out a concrete number is to make a thorough budget plan and include as much detail as possible. Take average land and building costs into account for a foundation and work up from there with any desired extras.

Always remember that we work so hard to be able to afford the place where we really live. No matter how far we venture, how many wild adventures, city breaks and staycations we go on; there’s no place like home.

Think of cherished family moments, nostalgic magic and lifelong memories. Sick days, PJ days, pool days, cleaning days and absolutely nothing days. BBQs, swanky dinners, burnt toast breakfasts, lunches, brunches, snacks and take-aways in front of movies. The laughter of your family and friends, bouquets of flowers on the table, reading a book by the window, finding the perfect tool in the junk drawer, sitting and enjoying just being together…. When you take a moment to really think about it, the building of the house is all completely and totally worth it, whatever your final budget reads, because the real cost of a home is priceless.

Most people like to be on holiday and have happy memories of the places they’ve been. Having a home in the Northern Beaches area can be like being on holiday all the time and there are plenty of other benefits to be gained from living there. So buy a house in Cairns or the surrounding area and you’ll never regret it.

1. Location

Northern Beaches is one of the most beautiful areas in the country with wonderful sea and coastal views as well as inland outlooks to the rain forests and hills. It’s the ideal place for builders in Palm Cove and similar areas to create wonderful homes that really blend in with their surroundings. Being away from city centres, it’s also a safe and secure place to bring up your children and for families to be.

2. Lifestyle

Living within the Northern Beaches, as many builders in Trinity Beach realise, is almost like being on holiday all the time. It’s a great laid back, outdoor lifestyle with plenty of amazing walks, access to the beach for swimming, surfing and boating, and the chance to enjoy the wonderful weather.

3. Culture

The Northern Beaches area has a unique cultural feel and plenty of opportunities for exploring and trying new things. There is a wide range of restaurants serving local and international cuisine plus lots of other places for an exciting social life.

4. Value for Money

Being away from the main city centres, the area offers great value for money in terms of property values. Large and impressive houses often go for prices no higher than some city centre apartments but offer so much more. But with the attraction of the area and builders in Kuranda and other Northern Beach areas offering such great value, that may not last much longer.

5. Changing Preferences

The Covid pandemic has increased the trend for home working and made people realise that daily commuting is not essential. As a result, there’s a reduced need for city centre living to be near work and an increased opportunity to live in much nicer places, such as the Northern Beaches. It’s a chance to swap travelling time for increased leisure time and has changed the emphasis from city centre and suburban buying to more remote properties.

6. Investment

Increased demand and a lack of availability have meant that desirable housing and building plots are in short supply. This has pushed up sales prices and also improved rental yields, which are on average going up 7% each year. Property and holiday accommodation searches are increasing as interest grows so capital growth and rental yield increases are likely to continue.

7. Potential

The value of living in the Northern Beaches area is well-known but other factors mean this is now realised by even more people. As a result, the area’s potential is growing quickly and demand is increasing as well as an improved infrastructure that will support a larger population. Consequently, the popularity of the area can only increase, emphasising even more the many reasons for building a home in the area.

Buying a new house is an exciting prospect but also a challenging one, especially for a first-time buyer. But there are plenty of new construction homes available so here are some tips to help you get the right one.

1. Plan and Prepare

The benefits of proper research and preparation cannot be over-emphasised to buy a house in Cairns. Leaping into something without planning can cause much heartache as well as unnecessary expense.

You need to be ready for the commitment, which normally means having a stable lifestyle and a secure job to support the investment. Decide on the type of property you need, which will not only be based on the style and location but also the number of bedrooms, bathrooms and the overall space you require.

2. Sorting your Finances

This is exceedingly important because it will determine the type and size of house you can afford. Start by looking at your credit file to find your credit rating, which will determine how much you are able to borrow. If the rating is bad, improve it by paying off credit cards and other debts, reducing credit card limits and terminating unused cards.

Consult a financial adviser or lender to find out what you can borrow and the terms of the loan. This will be better and cheaper if you provide a minimum 20% deposit since this will avoid the need for Lender’s Mortgage Insurance, which is an additional cost. Allow for other costs, such as stamp duty, legal fees, insurance, moving costs and building and pest inspections so you have enough money to pay for everything. If so, get pre-approval for a suitable loan so you’re in a position to move quickly once you find the house you want.

3. Choose your Property

If buying a new home, there are many house and land packages in Cairns to choose the exact combination you need. This is often cheaper than buying an established property and gives you more flexibility.

Always be practical so you’re not carried away by emotions and buy something unsuitable. The most important factors are that you buy a home you really like and which works for you in terms of the number and size of rooms as well as the overall plot. Don’t go over your budget and be aware of ongoing costs you’ll have after buying the house.

4. Ensure it’s the Right House

Once you’ve found an affordable property you like, do some checks before finalising the deal. Make sure it’s a good location with suitable amenities, infrastructure and transport links.

For an established property, it’s essential you pay for structural and pest inspections to ensure you’re not buying problems that will cost you a lot of money in the long-term. If you’re choosing new houses to buy, however, they’ll be covered by a ten-year warranty so you’ll avoid that expense.

5. Sealing the Deal

If buying an established property, you may be able to make an offer but need to be realistic. Going too low may lose you the deal to a higher bid while too high will mean you’re paying over the odds. Get a professional valuation and look at other local properties for a proper idea and, if you’re bid’s accepted, it’s just a matter of completing the legalities and moving in.

As Cairns builders, we’ll always have plenty of suitable properties in good areas at the best prices. That takes many complexities out of the process so you can find the home you want.

Buying a property is one of the most expensive investments you’ll make but also one of the most challenging. Because of this, many people make mistakes, especially when buying their first property. Here are the most common ones so you can hopefully avoid them.

1. Lack of Preparation

Wrong buying decisions are often made because people don’t plan and prepare. Before starting to look for a property, decide what you really need, select some suitable neighbourhoods and get finance pre-approved so you’re in a good position to negotiate. Only then start to look at properties in neighbourhoods you’ve chosen.

Some people buy a house in Cairns based only on their view of the house itself. They forget they’re likely to be living there for a number of years and so, if the location’s wrong, they’ll almost certainly regret their decision for a long time. Check the transport links, local schools and amenities, that you’re not moving into a high crime neighbourhood and that there are no plans for the area that will alter its character.

2. Exceeding the Budget

Many people are so keen to buy a particular house they pay more than they can afford. That stretches their finances and they can suffer for many years as a result.

Before you start to look for new build homes or anything else, work out how much you can afford to pay. Take everything into account and then, once you’ve established a figure, resist all temptations to go above it. Just because a finance company offers you a particular level of mortgage doesn’t mean you have to take it.

3. Underestimating Costs

If they bother to set a budget, many people don’t take account of everything they have to spend. In addition to moving costs, allow for stamp duty, conveyancing and legal fees, bank charges and building and pest inspections. For ongoing costs in addition to the mortgage, allow for insurance, rates and maintenance costs that are extra to those incurred when renting.

4. Getting Too Emotional

Some people buy a house because they fall in love with it and forget about practicalities. At the other extreme, frustrated buyers who have failed to buy a suitable property despite several attempts often buy one because they’re fed up with looking and just want to end the process.

The rule when buying a house, whether from a 3 bedroom plan design, 4 bedroom house plans or whatever, is not to let your heart rule your head. Instead, look at the practical aspects of a property and only buy it if it truly suits your needs.

5. Getting the Wrong Loan

The situation with home loans can be extremely confusing, especially for first-time buyers. There are fixed and variable rate loans, split home loans, ones where you pay off only the interest or principal and interest repayment versions. If you’re not careful, you may end up paying more than you expect or have a residual amount to repay at the end of the loan period, which you need to finance separately. Use a professional home loan specialist to help you choose correctly.

At Cairns Quality Homes, we can help you avoid a lot of the basic mistakes because, as experienced Cairns builders, we know the problems. It isn’t as easy as just looking at 2 bedroom house plans in QLD and then making a choice. We have display homes in Cairns plus plenty of plans and ideas as well as a wealth of experience to guide and support you.

A home generally means a lot to the people who live in it so it’s important you make the right choices when moving. Those choices can include whether to buy a house or have one specially built and there are arguments either way.

1. Cost

Building means purchasing a plot and then paying for a house to be built on it while buying involves only one transaction. Depending on what you do, there may not be much difference between the two Cairns house prices but there are other factors to take into account.

Buying a house incurs stamp duty on the whole deal while, when building, you only pay stamp duty on the plot of land, not the house itself, so there is a saving there. You may also be eligible for a First Home Buyers Grant of several thousand dollars when building a house but only get this for new houses to buy, not for established properties.

As well as purchase costs, there are also on-going ones to consider. If you buy a house in Cairns that’s already occupied, there will be a certain amount of wear and tear from previous owners that will ensure maintenance costs are higher than for new build homes. You can insist on high-quality fittings for a house you build to ensure they last longer and can also install insulation, double glazing, solar panels and other energy-saving measures. These will add to initial costs but will reduce running expenses.

2. Time

Looking at display homes in Cairns will mean you’ll know what you’re getting while buying a house that’s already built means you can move in quickly. Indeed, some lenders confirm they can process applications for loans within a day so getting your new home can be a very speedy process. This, of course, depends on everything working well, which doesn’t always happen.

Building your own home can take anything up to a year or even longer and so you may have the cost of renting and paying for a relatively expensive construction loan during this period. Schedules can also be extended by delays caused by the weather, labour shortages or other reasons, so you need to be patient. However, if you have the time, the results should be worth it.

3. Personalisation

Building your own home in Cairns means you should get exactly the property you want, providing you can afford it. You can choose the perfect plot, decide on the building style and layout, and fit it out exactly as you wish. You must, however, keep your ambitions in check to avoid going over the top with spending.

Buying an existing property requires that you take what’s available for the house. Although you can search extensively to find a home that meets most of your needs, you will inevitably have to compromise on some areas unless you’re extremely lucky.

4. Convenience

Buying an existing house is much easier than building one. Search websites for properties in areas where you want to live, view suitable ones, do your research and buy the one that seems best for you. As long as you’re willing to be flexible, that can often work.

Building the house you want is obviously more complicated but can be very rewarding in many ways. As established Cairns builders, we can provide all the guidance and support you need to plan your ideal property, whether with 2 bedroom floor plans or 3 and 4 bedroom floor plans, and will deliver the finished house quickly, reliably, affordably and without fuss.