🏗️ Tools & Templates
Operational systems from a real Queenslander build.
Four systems built from the real Coorparoo project records, not generic spreadsheets, so you can run the same logic on your renovation. Three free calculators and subscriber downloads come from the same source.
📊 Free planning tools
Calculators
Three free tools that turn the $331,510 Coorparoo build into an estimate for your project. Use them as a structural reference alongside your own current trade quotes.
Build-Under Budget Estimator
Scales the Coorparoo project ratios to your floor area and specification level.
Coorparoo project scaling tool
Coorparoo ratios scaled to your inputs.
The Coorparoo enclosed habitable build-under was 112.5 m²
Rough estimate
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Range: -
This is a rough planning estimate, not a quote. Coorparoo cost $331,510 for the 112.5 m² enclosed habitable build-under plus a carport, carport loft and rear patio. Use the output as a sense check while you collect your own current quotes. How the figures work →
Included
- House raising (contractor + temporary works)
- Structural engineering
- Concrete slab
- External and internal wall framing
- Rough-in services (electrical and plumbing)
- Windows and external doors
- External cladding
- Insulation and plasterboard
- Bathroom and laundry fit-out
- Flooring and painting
- Permits, certifier and engineering fees
Not included
- Upstairs renovation or extension
- Kitchen (ground floor)
- External landscaping, driveway, fencing
- Structural issues with existing house
- Asbestos removal
- Site-specific conditions (access, soil, slope)
- Builder's margin (if not owner-builder)
- Contingency (budget 10-15% extra)
Owner-Builder Savings Calculator
Estimate what you could save going owner-builder rather than using a licensed fixed-price builder. The figure assumes a 33% saving from avoiding the builder's margin, so treat the result as indicative only.
Owner-Builder Savings Estimate
Based on industry margin assumptions: 15-20% midpoint.
If you don't have a builder quote, use the Build-Under Budget Estimator above first.
Estimated owner-builder saving
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At 15%
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Midpoint (17.5%)
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At 20%
Your estimated owner-builder project cost: -
The 33% saving estimate is based on avoiding a licensed builder's margin and managing trades directly. It does not account for your time cost, higher risk of variations or the personal legal responsibility you take on as owner-builder.
Your time
Managing an owner-builder project is at minimum a part-time job during active construction. During the raise, slab and frame stages it can be closer to full-time. The saving is real, but the time cost is too.
Risk and variation management
As the owner-builder, you wear the risk of variations, delays and defects. A licensed builder absorbs these risks (to the extent their contract allows). Budget a 10-15% contingency on top of any owner-builder estimate.
Personal legal responsibility
You are the nominated responsible person for compliance. If something is non-compliant, the responsibility sits with you, not a builder. That is a genuine trade-off, not just paperwork.
Resale restrictions
If you sell within six years of completing owner-builder work, you must provide the buyer with a building inspection report and may need warranty insurance. This can affect financing and sale negotiations.
Raise Readiness Score
A 10-question check on how ready your project, site and finances are for a Queenslander raise and build-under. It takes about two minutes.
01. Do you own the property (or are you under contract to purchase)?
Required for a QBCC owner-builder permit.
02. Do you intend to live in the property after the renovation?
Owner-builder permits require you to occupy the property as your principal place of residence.
03. Do you have a rough budget in mind of at least $200,000 for the project?
A full raise and build-under in Brisbane is typically $250,000-$400,000+.
04. Have you checked whether your property is in a character or heritage overlay?
Character overlays can restrict what changes you can make to a Queenslander.
05. Do you have at least 6-12 months available before you need to start on site?
Planning and approvals typically take 3-9 months before any site work begins.
06. Are you prepared to manage licensed trades directly (or have experience doing so)?
Owner-building requires coordinating multiple trades across many months.
07. Have you had an initial conversation with a structural engineer about the raise?
An engineer can tell you if a raise is feasible on your specific property.
08. Have you checked your council zoning and height-to-boundary rules?
Higher raises can affect setbacks and building envelope calculations.
09. Do you have access to contingency funds of at least 15% above your estimated budget?
Variations are common. A 15% contingency is the minimum for a project like this.
10. Have you read or researched what the owner-builder permit process involves in Queensland?
Understanding the permit requirements before starting is critical.
Your score
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About these calculators
These calculators use the $331,510 Coorparoo build-under as a reference point. They produce rough estimates only - your actual costs will depend on your site, house size, specification choices, contractor pricing and market conditions at the time you build. Always get multiple quotes from licensed professionals before making financial decisions.
🏗️ The Toolkit
The toolkit: four systems from the Coorparoo records
Each system is a structured set of working files - spreadsheets, checklists, templates and methodology - drawn from the real $331,510 build so you can apply the same logic on your project. Optional; everything you need to plan is free on this page.
Renovation Budget System
Excel (.xlsx)
$79
One-time purchase
A budget framework for Queenslander build-unders with the real $331,510 Coorparoo example pre-loaded. Drop your own current quotes in alongside the reference figures.
- Cost categories structured the way trades quote and certifiers inspect
- Quote entry and comparison worksheets
- Trade payment schedule template
- Contingency at line level, not a global %
- Stage-by-stage hold points
- Notes on items over initial estimates and where we saved
Project Control System
PDF + Word templates
$149
One-time purchase
The full owner-builder admin kit: inspection checklists, trade contracts, payment trackers, hold-point logs and decision log.
- 8-stage inspection checklists
- Trade contract template
- Payment schedule tracker
- Defects and rectification log
Renovation Readiness Framework
$99
One-time purchase
The decision questions and pre-lodgement structure used before starting a Coorparoo raise. Site feasibility through to engineer brief.
- Site feasibility checklist
- Engineer brief template
- Contractor interview questions
- Council pre-lodgement checklist
Owner-Builder Templates
$49
One-time purchase
QBCC course prep, council DA support and the owner-builder paperwork bundle. Independent guidance for the permit and approval path.
- QBCC course structure and key concepts
- Common knowledge gaps and how to fill them
- Council DA support documents
- Permit application prep checklist
Free for subscribers
Get the free Owner-Builder Readiness Checklist
The Owner-Builder Readiness Checklist (PDF), free for subscribers: eligibility, the QBCC course, the documents to have ready and how to check a licence.
- Eligibility, the course and the documents to have ready
- How to check a licence in the QBCC register
- A practical pre-decision reference, not a quote