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.
Want a real number for YOUR block — not a generic estimate?
Free site assessment, fixed-price contract, line-itemised quote within 48 hours. No high-pressure sales — just a real builder talking real numbers.
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.
Still got questions? Talk to Oliver directly.
30-min free call — bring your block, your brief, your budget. We'll map out feasibility, timeline, and realistic cost. No sales pitch.
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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