Design & Construct Packages — Architecture, Approvals & Construction Under One Contract
Custom floor plans, council approvals, value engineering, and construction under single-point accountability across Western Sydney.
HIA Member
MBA NSW0476 300 300Quick Answer
Design & construct combines design and building under one team, one contract. Typical cost: $2,200–$3,800/m² including design, approvals, and construction (Rawlinsons-benchmarked). 15–20% faster than separate architect and builder. Buildana delivers D&C across Sydney with fixed-price certainty.
One Team Designs It. The Same Team Builds It.
Design and construct eliminates the gap between designer and builder. Buildana provides single-point accountability — our integrated team handles custom floor plan design, council approvals, value engineering, and construction under one contract. No finger-pointing between architect and builder. No miscommunication. No redesign costs when the builder says "that can't be built."
Every floor plan is site-responsive: designed around your block's orientation, natural light, traffic flow, setbacks, and lifestyle needs. We design for buildability from day one — which means faster approval, fewer variations, and a fixed price you can trust.
We deliver design & construct across Sydney — including all 28 Sydney LGAs — from Western Sydney heartland (Fairfield, Liverpool, Cumberland, Canterbury-Bankstown, Blacktown) through to Parramatta, the Hills, Inner West, North Shore, Eastern Suburbs, Sutherland Shire and the Northern Beaches — for custom homes, duplexes, granny flats, townhouses, and commercial builds. Our local knowledge of each council's LEP and DCP requirements means designs are approval-ready, not just conceptually interesting.
- Integrated design and build team
- Custom floor plans tailored to your site
- Natural light and ventilation optimisation
- Internal traffic flow and spatial planning
- Value engineering during design phase
- Single contract and point of contact
- Fixed-price certainty from design stage
- DA/CDC management included
- 15–20% faster than separate architect/builder
Reviewed by Oliver Alameri
Licensed Builder (NSW 487805C) · Master of Property Development · PhD Student · Building across Western Sydney since 2010
Design & Construct vs Traditional Model
The most important decision before you start: one team or two? Here’s how the two models compare in practice.
| Factor | Design & Construct | Architect + Separate Builder |
|---|---|---|
| Price certainty | Fixed price at contract | Price unknown until tender |
| Timeline | Faster — no tender process | Longer — tender adds 2–4 months |
| Accountability | Single point — Buildana | Split between architect and builder |
| Design flexibility | High — design team works within budget | Can be high — but budget may blow |
| Who owns the risk | Buildana | Shared — disputes possible |
| Communication | One team, one contact | Multiple parties to coordinate |
| Cost | Design included in build cost | Architect fee $15,000–$50,000+ separate |
What’s Included in Buildana’s Design & Construct Package
Design
- • Site analysis and orientation study
- • Multiple concept floor plan options
- • Elevations and façade options
- • 3D photorealistic rendering and visualisation
- • Material and finish selections
Documentation
- • Full working drawings
- • BASIX certificate
- • Engineering design coordination
- • Soil report coordination
- • NCC compliance review
- • All council/certifier documentation
Approvals
- • CDC or DA lodgement
- • Private certifier engagement
- • Council liaison and RFI management
- • Construction Certificate
Construction
- • Full fixed-price build from slab to handover
- • Stage-based milestone updates
- • Quality inspections at every stage
- • Defect-free completion and OC
How Long Does the Design Phase Take?
Realistic timelines based on Buildana’s project experience across Western Sydney:
Concept Design
Site visit, design brief, 2–3 floor plan options presented with indicative pricing
Design Development & Documentation
Selected concept refined, engineering, BASIX, working drawings, full documentation
Approval (CDC pathway)
After lodgement — private certifier assessment and determination
Approval (DA pathway)
After lodgement — council assessment, possible RFIs and neighbour notification
Total Pre-Construction (CDC)
From initial briefing to construction commencement
Total Pre-Construction (DA)
From initial briefing to construction commencement
May 2026 Design and Construct Update
Design-and-construct (D&C) contracts give homeowners a single point of accountability through design, approvals and construction. Here's why D&C has gotten more attractive in 2026.
Single contract, single risk allocation.
D&C transfers design risk to the builder rather than splitting it between architect and builder. Post-2025 HBA amendments make this cleaner for owner-occupier projects under $3M because variations and cost overruns are contained inside the D&C contract.
Faster overall delivery.
Design and approvals run in parallel with early construction packages (demolition, services, slab). Realistic May 2026 timeline: D&C contract signed → 12-14 months to handover for a 250sqm single-storey custom home. Traditional design-tender-build runs 16–20 months.
Cost certainty.
Fixed-price D&C contracts with disclosed PC and PS items work because the builder owns the design assumptions. No 'architect designed something the builder can't price.'
Where D&C works best.
Custom homes $1M–$3M, dual occupancy $1.5M–$2.5M, granny flats, knockdown rebuilds. Less ideal for complex architectural statements or heritage refits where independent architectural oversight has value.
What's moved 2025–26.
D&C has gained share post the 2024–25 builder collapses because owner-occupiers want a single point of contact and HBCF cover on the whole package. Fair Trading enforcement of progress payment schedules is also cleaner under a single contract.
For a fixed-price D&C proposal on your project, call 0476 300 300. See /insights/nsw-building-contract-guide-homeowners-2026 and /insights/construction-contract-types-explained-nsw.
Have a question about your project?
Talk to our team — free site assessment and fixed-price quote.
How It Works
From First Call to Final Key
We visit your site, review zoning/FSR/overlays, understand your lifestyle and budget, and establish the design brief. This is the foundation — we don't skip it.
⏱Floor plan concepts developed based on site analysis, orientation, and your brief. Typically 2–3 options presented with indicative pricing. You choose the direction.
⏱Selected concept refined with detailed floor plans, façade design, 3D renders, structural engineering, BASIX assessment, and full compliance documentation.
⏱DA or CDC lodgement with all required documentation. We manage the full approval process including council RFIs, consultant coordination, and determination follow-up.
⏱Detailed scope, specifications, and fixed-price contract based on the approved design. No surprises. Variations only for client-requested changes.
⏱Stage-based construction with regular progress reporting, quality inspections, and defect-free handover. One team from first sketch to final key.
⏱Our Team
Oliver Alameri
Founder / Director / Builder · MPropDev · PhD Student
Ahmad Alameri
Accounts Manager
Claire Wendell
Project Manager
Estimate Your Build Cost
Use our free calculator to get an instant cost estimate for your project
Cost Guide
| Item | Estimated Range |
|---|---|
| Granny flat design & construct | $150,000 – $250,000 |
| Single dwelling design & construct (per m²) | $2,200 – $3,800 |
| Duplex design & construct (total) | $800,000 – $1,400,000 |
| Townhouse project design & construct | $1,500,000 – $6,000,000+ |
| Design phase only (if proceeding) | Included in D&C fee |
| Design phase only (standalone) | $15,000 – $40,000 |
Prices are indicative for Western Sydney (2025). Actual costs depend on site, specifications, and approvals.
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Frequently Asked Questions
Buildana built our granny flat in just 12 weeks. Fast approvals, great communication, and a beautiful final product. Highly recommend.
Fatima Al-Rashid
Liverpool, NSW
We Build Across Sydney
Headquartered in Western Sydney's Fairfield. Active across all 28 metropolitan Sydney LGAs — from Penrith to the Eastern Suburbs, the Hills to the Sutherland Shire.
Last updated: 24 April 2026
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