QUANTITY SURVEYOR’S ESTIMATE·REF: EST-2026-CAULFIELDPriced

Residential — Alterations & Additions (Caulfield South)

Caulfield South VIC, Caulfield South VIC 3162 · LGA: Glen Eira

VALUATION BASE

melbourne-metro · vic-metro/2026-Q3

Report Date: 06 Aug 2026

Building Type

Residential — Alterations & Additions

Gross Floor Area

224 m²

Storeys

Trades Measured

Priced Line Items

181

Total Ex GST

$1,442,427

Executive Cost Summary

SECTION 1

Item / Cost Stage	Basis / Rate	Amount (AUD)
Net Subcontractor & Trade Cost	Sum of 181 measured line items across 24 trades	$1,182,317
Builder’s Margin & Overhead	15.0% of trade cost	$177,348
Design & Estimating Contingency	7.0% of trade cost	$82,762
TOTAL ESTIMATED COST (EX GST)	Primary contract baseline	$1,442,427
Goods & Services Tax (GST)	10% statutory rate	$144,243
TOTAL ESTIMATED COST (INC GST)	Consumer & Client facing total	$1,586,670

Gemini AI QS Advisor & Scope Auditor

BENCHMARK SANITY CHECK·AIQS / Rawlinsons 2026 Bands

Market Cost $/m² Validation

▲ Above standard market band (+9%)

Project Rate (Ex GST)

$6,442/m²

Based on 223.9 m² GFA

Observed Market Band

$1,455 – $5,909

Typical: $2,364/m² (VIC)

Trade Subcontractor Rate

$5,281/m²

Excludes builder margin & contingency

Building Classification

residential_alts

MELBOURNE METRO

$1,018Benchmark Band: $1,455 – $5,909/m²$7,682

Low ($1,455)Typical ($2,364)High ($5,909)

This Estimate: $6,442/m²(Premium / Complex)

Sanity Observations & Variance Flags

warn$6,442/m² ex GST sits outside the observed 2026 market band of $1,454.545–$5,909.091/m² for residential alts. Check GFA and the major trade quantities.

infoTrade cost $5,281/m² is outside the $2,500–$3,500/m² band. Note published figures vary by basis — confirm like-for-like before acting on this.

infoSubstructure is 3.0% of trade cost against a 9.9% benchmark. Worth checking for a missed or double-counted item.

infoSuperstructure is 27.8% of trade cost against a 38.0% benchmark. Worth checking for a missed or double-counted item.

Elemental Trade Cost Breakdown

Subcontractor baseline vs Standard QS distribution

Preliminaries$109,606

Actual: 9.3%Target: ~8.7%

Substructure$35,576

Actual: 3.0%Target: ~9.9%

Superstructure$328,131

Actual: 27.8%Target: ~38.0%

Finishes$194,953

Actual: 16.5%Target: ~17.1%

Fittings$110,642

Actual: 9.4%Target: ~9.2%

Services$85,945

Actual: 7.3%Target: ~12.9%

External$12,597

Actual: 1.1%Target: ~4.2%

Sources: AIQS Building Cost Index 2026 · Rawlinsons Australian Construction Handbook · Pekaj Group VictoriaUpdated Q1 2026

Condition Triggers & Project Specifics (6)

Two or more storeys require a full perimeter scaffold

At two storeys and above the work platform exceeds 4m, which mandates a licensed scaffold with a working deck per level rather than trestles. Scaffold face area is perimeter × wall height × storeys, so a double-storey job carries roughly double the scaffold area of a single-storey job of the same footprint, plus a longer hire period.

Two or more storeys require suspended floor structure and a stair

Suspended floor framing, floor insulation and a stair only exist above one storey. Two-storey construction adds 15–20% to the base rate per m², covering these plus the additional steel and more complex structural engineering.

Precast, portal frame and truss erection require a crane

Panel and portal erection cannot proceed without lifting plant.

Renovation requires protection of retained structure and finishes

Work adjacent to occupied or retained fabric carries protection, propping and make-good costs that do not exist on a greenfield build. Make-good is the line item most often missed in renovation estimates.

Pre-1990 buildings require a hazardous materials survey

Asbestos and lead paint must be identified before demolition on any building that predates 1990. The survey is priced; removal is normally excluded and carried as a provisional sum because the extent is unknowable until the survey is done.

Lightweight wall systems allow a reduced footing design

A wall system under half the dead load of brick veneer can permit a lighter slab and footing design on reactive clay. On Melbourne Class H sites this saving frequently exceeds the panel premium — worth checking against the structural engineer before assuming the brick footing design.

Trade Breakdown & Elemental Distribution

SECTION 2

Elemental Cost Groups (Share of Trade Cost)

Preliminaries$109,606

Actual: 9.3%Bmk: ~8.7%

Substructure$35,576

Actual: 3.0%Bmk: ~9.9%

Superstructure$328,131

Actual: 27.8%Bmk: ~38.0%

Finishes$194,953

Actual: 16.5%Bmk: ~17.1%

Fittings$110,642

Actual: 9.4%Bmk: ~9.2%

Services$85,945

Actual: 7.3%Bmk: ~12.9%

External$12,597

Actual: 1.1%Bmk: ~4.2%

#	Trade Section	Items	Section Total (AUD)	% Trade Cost	Cost / m² GFA
01	PRELIMINARIES	27	$109,606	9.3%	$490
02	DEMOLITION	8	$63,367	5.4%	$283
03	GROUND WORK & EXCAVATION	7	$17,537	1.5%	$78
04	CONCRETING	7	$18,039	1.5%	$81
05	STRUCTURAL STEEL	1	$20,000	1.7%	$89
06	BRICKWORK	4	$29,501	2.5%	$132
07	METALWORK	2	$7,322	0.6%	$33
08	CARPENTRY	15	$163,509	13.8%	$730
09	GLAZING	5	$45,032	3.8%	$201
10	INSULATION	4	$11,828	1.0%	$53
11	ROOFING & ROOF PLUMBING	8	$62,767	5.3%	$280
12	DOORS	6	$16,475	1.4%	$74
13	PLASTERBOARD	3	$49,173	4.2%	$220
14	FLOOR & WALL FINISHES	12	$66,070	5.6%	$295
15	WATERPROOFING	9	$22,454	1.9%	$100
16	RENDER	1	$3,109	0.3%	$14
17	PAINTING	6	$25,844	2.2%	$115
18	HYDRAULICS	9	$38,575	3.3%	$172
19	ELECTRICAL	6	$24,620	2.1%	$110
20	MECHANICAL	2	$22,750	1.9%	$102
21	LANDSCAPING	3	$12,597	1.1%	$56
22	JOINERY	12	$53,476	4.5%	$239
23	FIXTURES & FITTING	22	$57,166	4.8%	$255
24	LABOUR & SITE MANAGEMENT	2	$241,500	20.4%	$1,079
TOTAL MEASURED TRADES		181 items	$1,182,317	100.0%	$5,281

Stage Plan & Progress Claim Milestones

Work Breakdown Structure (WBS) aligned with standard Australian HIA / MBA construction contracts.

SECTION 3

Stage	Name & Scope	Engaged Trades	Duration Share	Progress Claim	Estimated Value (Ex GST)
RA-00	Investigation & Hazardous Materials Pre-works dilapidation survey, hazardous materials (asbestos, lead paint) survey, service location, structural investigation of what is being retained.	HAZCER	3%	—	$43,273
RA-01	Preliminaries & Protection Site establishment plus the protection work unique to renovation: dust screens, floor and façade protection, propping of retained structure, weather protection to open areas.	PRESUPSCF	5%	—	$72,121
RA-02	Disconnection & Demolition Service disconnection, soft strip, structural demolition, waste segregation and removal, temporary make-safe of exposed edges.	DEMHAZHYDELE	8%	—	$115,394
RA-03	Underpinning & New Substructure Underpinning or needle-propping where new loads bear on existing footings, new footings and slab to the addition, tie-in to existing.	EXCPILCONTER	8%	—	$115,394
RA-04	Structural Frame & Tie-in New framing, steel beams to replace removed load-bearing walls, upper floor framing, roof framing and the junction detail back to the existing roof.	CARSTLCRNSCF	11%	—	$158,667
RA-05	Roof & Weatherproofing New roof cover, re-roofing of the retained portion where in scope, flashings at the new/existing junction, gutters and downpipes.	ROFINSWPF	7%	—	$100,970
RA-06	External Walls & Lock-up External wall system to the addition, re-cladding of the existing where in scope, windows and external doors, junction sealing.	BWKCLDGLZDORSCF	10%	—	$144,243
RA-07	Services Rough-in & Existing Upgrade Rough-in to new areas, plus the upgrade and re-routing of existing services the new work triggers — switchboard capacity, drainage falls, hot water sizing.	HYDELEGASMECDAT	7%	—	$100,970
RA-08	Insulation & Internal Linings Insulation, plasterboard, cornice, and patching where new work meets retained finishes.	INSPLB	7%	—	$100,970
RA-09	Wet Area Preparation Wet area sheeting, screed, waterproof membrane and certification.	CARWPF	4%	—	$57,697
RA-10	Fixing & Joinery Doors, skirting, architraves, stairs, kitchen, bathroom and wardrobe joinery — matched to existing profiles where the retained areas are visible.	CARDORJOI	9%	—	$129,818
RA-11	Finishes & Make-good Tiling, render, painting, floor coverings. Make-good of retained areas disturbed by the works — the line item most often missed in renovation estimates.	TILRNDPNTFLR	10%	—	$144,243
RA-12	Services Fit-off Tapware, sanitaryware, light fittings, switches, appliances, heating and cooling.	HYDELEMECFIX	4%	—	$57,697
RA-13	External Works & Reinstatement Decking, paving, fencing and landscaping, including reinstatement of areas damaged by site access.	PAVDCKFENLND	4%	—	$57,697
RA-14	Completion & Handover Defect rectification, final clean including the retained areas, compliance certificates, occupancy permit where required.	CLNCERSUP	3%	Practical Completion	$43,273

Itemized Bill of Quantities

Full measurement schedule with Victorian market unit rates and mathematical formulas.

SECTION 4

Filter Trade:

Trade	Description & Reference	Qty	Unit	Rate	Total (AUD)	Derivation / Formula
1. PRELIMINARIES	Scaffolding — Erect, Dismantle & CertifyID: pre.scaffolding	238	m2	$35	$8,316	perimeter × wall height × storeys (scaffold face area)
1. PRELIMINARIES	Crane Hire — Truss & Steel ErectionID: pre.crane_hire	2	ea	$3,200	$6,400	one crane day per storey
1. PRELIMINARIES	Scaffolding Hire — OngoingID: pre.scaffold_hire	15	wks	$350	$5,268	program duration × 0.43 (frame through external finishes)
1. PRELIMINARIES	Site FencingID: pre.site_fencing	1	item	$1,200	$1,200	lump sum
1. PRELIMINARIES	SignageID: pre.signage	1	item	$1,000	$1,000	lump sum
1. PRELIMINARIES	Skip BinsID: pre.skip_bins	35	ea	$880	$30,786	(new GFA + demolished GFA) ÷ 12.8
1. PRELIMINARIES	Toilet hireID: pre.toilet_hire	35	wks	$135	$4,725	program duration
1. PRELIMINARIES	ExtinguisherID: pre.extinguisher	1	item	$300	$300	lump sum
1. PRELIMINARIES	First AidID: pre.first_aid	1	item	$300	$300	lump sum
1. PRELIMINARIES	Temporary PowerID: pre.temp_power	1	item	$1,200	$1,200	lump sum
1. PRELIMINARIES	Construction InsuranceID: pre.insurance	6	month	$1,350	$8,100	ceil(program duration ÷ 6)
1. PRELIMINARIES	Management SoftwareID: pre.mgmt_software	6	month	$500	$3,000	ceil(program duration ÷ 6)
1. PRELIMINARIES	Petty CashID: pre.petty_cash	1	item	$5,000	$5,000	lump sum
1. PRELIMINARIES	Protective EquipmentID: pre.ppe	1	item	$1,000	$1,000	lump sum
1. PRELIMINARIES	Surveyors Set-OutID: pre.surveyor_setout	2	item	$3,500	$7,000	one set-out per storey
1. PRELIMINARIES	Final CleanID: pre.final_clean	1	item	$3,500	$3,500	lump sum
1. PRELIMINARIES	Window Cleaning (internal + external)ID: pre.window_clean	1	item	$1,200	$1,200	lump sum
2. DEMOLITION	Demolition of Existing StructureID: dem.existing_structure	224	m2	$165	$36,944	demolished GFA
2. DEMOLITION	Waste RemovalID: dem.waste_removal	22	ea	$700	$15,673	demolished GFA ÷ 10
2. DEMOLITION	Disconnection — WaterID: dem.disconnect_water	1	item	$650	$650	lump sum
2. DEMOLITION	Disconnection — ElectricalID: dem.disconnect_electrical	1	item	$650	$650	lump sum
2. DEMOLITION	Protection — Existing BuildingID: dem.protect_existing	1	item	$5,500	$5,500	lump sum
2. DEMOLITION	Protection — Windows / FaçadeID: dem.protect_facade	1	item	$1,500	$1,500	lump sum
2. DEMOLITION	Protection — InternalID: dem.protect_internal	1	item	$1,500	$1,500	lump sum
2. DEMOLITION	Hazardous Materials SurveyID: haz.survey	1	item	$950	$950	one survey where demolition occurs
3. GROUND WORK & EXCAVATION	Strip Footing ExcavationID: gnd.strip_footing_exc	9	m3	$135	$1,242	strip footing volume × 1.15 (bulking)
3. GROUND WORK & EXCAVATION	Ground Slab ExcavationID: gnd.slab_exc	4	m3	$135	$540	ground slab volume
3. GROUND WORK & EXCAVATION	Removal & Tipping CostID: gnd.removal_tipping	13	m3	$85	$1,122	strip footing excavation + slab excavation
3. GROUND WORK & EXCAVATION	Perimeter Termite ProtectionID: gnd.termite_protection	19	lm	$35	$665	treated perimeter
3. GROUND WORK & EXCAVATION	Manual ExcavationID: gnd.manual_excavation	160	hours	$65	$10,400	allowed hours
3. GROUND WORK & EXCAVATION	Termite Collars to Slab PenetrationsID: gnd.termite_collars	14	ea	$95	$1,368	penetrations through the slab, derived from service point counts
4. CONCRETING	Strip FootingID: con.strip_footing	8	m3	$720	$5,760	strip footing volume
4. CONCRETING	Ground SlabID: con.ground_slab	4	m3	$720	$2,880	ground slab volume
4. CONCRETING	Concrete StairID: con.stair	1	no	$6,500	$6,500	concrete stair count
4. CONCRETING	Concrete FinishID: con.finish	15	m2	$5	$75	ground slab area
4. CONCRETING	Damp Proof CourseID: con.dpc	18	m2	$8	$144	ground slab area × 1.2 (laps & turn-ups)
4. CONCRETING	Concrete PumpID: con.pump	1	ea	$2,500	$2,500	one pump hire where concrete is placed
5. STRUCTURAL STEEL	Structural Steel Allowance — Beams & PostsID: stl.allowance	1	item	$20,000	$20,000	lump sum allowance
6. BRICKWORK	Masonry Wall — Secondary / RetainedID: bwk.secondary_masonry	56	m2	$460	$25,820	measured masonry area outside the primary wall system
6. BRICKWORK	LintelsID: bwk.lintels	30	m	$85	$2,550	lintel length
6. BRICKWORK	Brick Ties & Cavity ClosersID: bwk.wall_ties	56	m2	$12	$674	masonry wall area
6. BRICKWORK	Weep HolesID: bwk.weep_holes	51	lm	$9	$457	masonry base length + opening head/sill length (AS 3700-2018)
7. METALWORK	HandrailID: mtl.handrail	4	m	$650	$2,522	handrail length
7. METALWORK	Privacy ScreensID: mtl.privacy_screen	4	m2	$1,200	$4,800	privacy screen area
8. CARPENTRY	Frame Erection — PrefabricatedID: car.frame_install_prefab	22	sq	$400	$8,956	new GFA ÷ 10 (building squares)
8. CARPENTRY	External Wall FramingID: car.ext_frame	131	m2	$150	$19,650	external wall area
8. CARPENTRY	Wall SarkingID: car.wall_sarking	131	m2	$45	$5,895	follows external wall framing
8. CARPENTRY	Internal Wall FramingID: car.int_frame	140	m2	$150	$21,036	internal wall area (single face)
8. CARPENTRY	First Floor Framing & BoardID: car.upper_floor	105	m2	$210	$22,052	suspended upper floor area
8. CARPENTRY	Wet Area & Balcony CFC FlooringID: car.cfc_floor	38	m2	$120	$4,560	wet area + balcony floor area
8. CARPENTRY	Roof FramingID: car.roof_frame	130	m2	$165	$21,450	roof area on rake
8. CARPENTRY	External Wall CladdingID: car.ext_cladding	131	m2	$170	$22,270	external wall area
8. CARPENTRY	SkirtingID: car.skirting	94	lm	$55	$5,170	dry room perimeter
8. CARPENTRY	ArchitravesID: car.architrave	206	lm	$35	$7,210	architrave length around doors and windows
8. CARPENTRY	StairID: car.stair	1	ea	$15,000	$15,000	timber stair count
8. CARPENTRY	Duct & Box-OutID: car.duct_boxout	1	item	$2,500	$2,500	lump sum
8. CARPENTRY	Fixings, Bracing, Tie-Downs & Structural ConnectorsID: car.fixings_bracing	224	m2	$18	$4,030	new GFA
9. GLAZING	Glazed Doors & WindowsID: glz.doors_windows	45	m2	$850	$38,531	glazed area from window & door schedule
9. GLAZING	BalustradeID: glz.balustrade	4	m	$450	$1,746	balustrade length
9. GLAZING	SkylightID: glz.skylight	1	m2	$1,500	$2,055	skylight area
9. GLAZING	Sliding / Stacker Door — Premium Over Standard GlazingID: glz.sliding_uplift	1	ea	$900	$900	sliding and stacker door units
9. GLAZING	Bifold Door — Premium Over Standard GlazingID: glz.bifold_uplift	1	ea	$1,800	$1,800	bifold door units
10. INSULATION	Roof InsulationID: ins.roof	130	m2	$36	$4,680	roof area
10. INSULATION	First Floor InsulationID: ins.upper_floor	105	m2	$36	$3,780	suspended upper floor area
10. INSULATION	External Wall Insulation — R2.5 BattsID: ins.external_wall	131	m2	$18	$2,358	external wall area
10. INSULATION	Internal Acoustic Insulation — Wet Areas & BedroomsID: ins.internal_acoustic	63	m2	$16	$1,010	internal wall area × 45% (wet areas and bedrooms)
11. ROOFING & ROOF PLUMBING	Roof Cover — TilesID: rof.cover_tile	66	m2	$165	$10,903	tiled roof area
11. ROOFING & ROOF PLUMBING	Roof Cover — MetalID: rof.cover_metal	64	m2	$185	$11,759	metal roof area
11. ROOFING & ROOF PLUMBING	Roof GutteringID: rof.guttering	98	lm	$85	$8,330	gutter length
11. ROOFING & ROOF PLUMBING	DownpipesID: rof.downpipes	9	ea	$320	$2,880	ceil(gutter length ÷ 12)
11. ROOFING & ROOF PLUMBING	Roof BattensID: rof.battens	130	m2	$35	$4,550	roof area
11. ROOFING & ROOF PLUMBING	Roof SarkingID: rof.sarking	130	m2	$28	$3,640	roof area
11. ROOFING & ROOF PLUMBING	Roof FasciaID: rof.fascia	101	lm	$120	$12,120	fascia length
11. ROOFING & ROOF PLUMBING	Eaves LiningID: rof.eaves_lining	101	m2	$85	$8,585	eaves soffit area
12. DOORS	Internal Doors — Hollow Core 2040ID: dor.internal_hollow	9	no	$1,000	$9,000	internal door count
12. DOORS	Door StopsID: dor.stops	9	no	$25	$225	one per internal door
12. DOORS	Door HardwareID: dor.hardware	9	no	$250	$2,250	one set per internal door
12. DOORS	Door Jambs & FramesID: dor.jambs	13	no	$180	$2,340	one per internal and external door
12. DOORS	Weather & Draught SealsID: dor.weather_seals	4	no	$65	$260	one set per external door
13. PLASTERBOARD	Wall PlasterboardID: plb.wall	411	m2	$65	$26,746	(internal wall area × 2 both faces) + external wall internal face
13. PLASTERBOARD	Ceiling PlasterboardID: plb.ceiling	235	m2	$75	$17,632	new GFA × 1.05 (bulkheads & raked ceilings)
13. PLASTERBOARD	CorniceID: plb.cornice	137	lm	$35	$4,795	total room perimeter
14. FLOOR & WALL FINISHES	Wet Area Floor Tiling — InstallID: fin.floor_tile_install	30	m2	$150	$4,569	sum of wet area floor tile areas
14. FLOOR & WALL FINISHES	Wet Area Wall Tiling — InstallID: fin.wall_tile_install	133	m2	$150	$20,016	sum of wet area wall tile areas
14. FLOOR & WALL FINISHES	Floor Screeding to Tiling AreaID: fin.screed	38	m2	$70	$2,660	wet area + balcony floor area
14. FLOOR & WALL FINISHES	Balcony FinishID: fin.balcony_finish	7	m2	$100	$730	balcony area
14. FLOOR & WALL FINISHES	Balcony Skirting TileID: fin.balcony_skirting	13	lm	$50	$647	balcony perimeter
14. FLOOR & WALL FINISHES	CaulkingID: fin.caulking	5	ea	$600	$3,000	one per wet area
14. FLOOR & WALL FINISHES	Repair Existing Flooring (Ground)ID: fin.repair_existing	1	item	$5,500	$5,500	lump sum — alterations only
14. FLOOR & WALL FINISHES	Shower Niche — Form, Waterproof & TileID: fin.shower_niche	3	ea	$650	$1,950	one per shower
14. FLOOR & WALL FINISHES	Tile Edge Trims & Corner BeadsID: fin.tile_trims	60	lm	$28	$1,680	wet areas × 12 lm
15. WATERPROOFING	Wet Area FloorID: wpf.wet_floor	30	m2	$70	$2,132	follows wet area floor tiling
15. WATERPROOFING	Wet Area WallID: wpf.wet_wall	133	m2	$70	$9,341	follows wet area wall tiling
15. WATERPROOFING	Balcony WaterproofingID: wpf.balcony	7	m2	$85	$621	balcony area
15. WATERPROOFING	Sill & Head Flashing to OpeningsID: wpf.opening_flashing	22	ea	$85	$1,870	one per external opening
15. WATERPROOFING	Cavity Tray & Base FlashingID: wpf.cavity_flashing	51	lm	$38	$1,930	lintel length + masonry wall base length
15. WATERPROOFING	Apron & Step Flashing — Roof to WallID: wpf.roof_wall_junction	24	lm	$95	$2,280	roof-to-wall junction length
15. WATERPROOFING	Penetration Flashing CollarsID: wpf.penetration	6	ea	$120	$720	pipe, vent and flue penetrations
15. WATERPROOFING	External Sealant to Openings & JointsID: wpf.external_sealant	110	lm	$22	$2,420	total external opening perimeter
16. RENDER	Render to Brick WallID: rnd.brick_wall	57	m2	$55	$3,109	rendered wall area
17. PAINTING	Wall PaintingID: pnt.wall	411	m2	$25	$10,287	follows wall plasterboard
17. PAINTING	Ceiling PaintingID: pnt.ceiling	235	m2	$25	$5,877	follows ceiling plasterboard
17. PAINTING	Render PaintingID: pnt.render	57	m2	$35	$1,995	follows render
17. PAINTING	External Cladding PaintingID: pnt.ext_cladding	131	m2	$35	$4,585	follows external cladding
17. PAINTING	DoorsID: pnt.doors	9	ea	$250	$2,250	one per internal door
18. HYDRAULICS	Hot & Cold Water PointsID: hyd.water_points	30	no	$530	$15,900	water point count
18. HYDRAULICS	Sewage PointsID: hyd.sewer_points	21	no	$530	$11,130	sewer point count
18. HYDRAULICS	Gas PointsID: hyd.gas_points	2	item	$1,200	$2,400	gas point count
18. HYDRAULICS	Tempering Valve — Install & CommissionID: hyd.tempering_valve	1	ea	$450	$450	one per hot water unit
18. HYDRAULICS	Floor Waste & Puddle FlangeID: hyd.floor_waste	5	ea	$280	$1,400	one per wet area
18. HYDRAULICS	Stormwater Drainage & ConnectionID: hyd.stormwater_connection	1	item	$4,500	$4,500	underground pipes, pits and connection to street or tank
19. ELECTRICAL	Light PointsID: ele.light_points	37	no	$320	$11,840	light point count
19. ELECTRICAL	Power PointsID: ele.power_points	25	no	$320	$8,000	power point count
19. ELECTRICAL	Data PointsID: ele.data_points	1	no	$320	$320	data point count
19. ELECTRICAL	TV PointsID: ele.tv_points	1	no	$320	$320	TV point count
19. ELECTRICAL	Switchboard Upgrade & Safety SwitchesID: ele.switchboard_upgrade	1	item	$2,400	$2,400	one where the works exceed existing board capacity
19. ELECTRICAL	Smoke Alarms — Hardwired & InterconnectedID: ele.smoke_alarms	6	ea	$290	$1,740	alarm count
20. MECHANICAL	Exhaust FanID: mec.exhaust_fan	5	ea	$550	$2,750	exhaust fan count
20. MECHANICAL	Air Conditioning AllowanceID: mec.aircon_allowance	1	item	$20,000	$20,000	lump sum allowance
21. LANDSCAPING	External DeckID: lnd.external_deck	17	m2	$550	$9,317	deck area
22. JOINERY	Bathroom JoineryID: joi.bathroom	5	m	$1,300	$5,915	bathroom joinery run
22. JOINERY	Bathroom BenchID: joi.bathroom_bench	5	m	$800	$3,640	bathroom bench run
22. JOINERY	Bathroom Shaving CabinetID: joi.shaving_cabinet	5	m	$1,200	$5,460	shaving cabinet run
22. JOINERY	Kitchen JoineryID: joi.kitchen	4	m	$1,500	$6,600	kitchen joinery run
22. JOINERY	Kitchen Overhead JoineryID: joi.kitchen_overhead	4	m	$950	$4,180	kitchen overhead run
22. JOINERY	Pantry JoineryID: joi.pantry	4	m	$1,500	$5,805	pantry joinery run
22. JOINERY	Kitchen BenchtopID: joi.kitchen_benchtop	4	m	$800	$3,520	kitchen benchtop run
22. JOINERY	Kitchen SplashbackID: joi.kitchen_splashback	4	m	$380	$1,672	kitchen splashback run
22. JOINERY	Wardrobe JoineryID: joi.wardrobe	7	m	$1,000	$6,590	wardrobe joinery run
22. JOINERY	Laundry JoineryID: joi.laundry	4	m	$1,500	$6,105	laundry joinery run
22. JOINERY	Laundry BenchtopID: joi.laundry_benchtop	4	m	$600	$2,442	laundry benchtop run
22. JOINERY	Laundry SplashbackID: joi.laundry_splashback	4	m	$380	$1,547	laundry splashback run
23. FIXTURES & FITTING	BasinID: fix.basin	4	no	$850	$3,400	basin count
23. FIXTURES & FITTING	Basin MixerID: fix.basin_mixer	4	no	$450	$1,800	one per basin
23. FIXTURES & FITTING	BathsID: fix.bath	2	no	$800	$1,600	bath count
23. FIXTURES & FITTING	Bath MixerID: fix.bath_mixer	2	no	$450	$900	one per bath
23. FIXTURES & FITTING	ToiletID: fix.toilet	3	no	$600	$1,800	toilet count
23. FIXTURES & FITTING	Shower ScreensID: fix.shower_screen	3	no	$2,350	$7,050	shower count
23. FIXTURES & FITTING	Shower MixerID: fix.shower_mixer	3	no	$650	$1,950	one per shower
23. FIXTURES & FITTING	MirrorID: fix.mirror	4	no	$300	$1,200	mirror count
23. FIXTURES & FITTING	Towel RailID: fix.towel_rail	3	no	$350	$1,050	towel rail count
23. FIXTURES & FITTING	Bathroom FittingsID: fix.bathroom_fittings	3	no	$300	$900	one set per bathroom
23. FIXTURES & FITTING	Linear DrainsID: fix.linear_drain	3	m	$350	$1,190	linear drain length
23. FIXTURES & FITTING	Drain WastesID: fix.drain_waste	8	no	$35	$280	drain waste count
23. FIXTURES & FITTING	Kitchen AppliancesID: fix.kitchen_appliances	1	no	$10,000	$10,000	one appliance package
23. FIXTURES & FITTING	Sink & TapID: fix.sink_tap	2	no	$2,500	$5,000	kitchen sink count
23. FIXTURES & FITTING	Laundry Tap & TubID: fix.laundry_tap_tub	1	no	$2,500	$2,500	laundry tub count
23. FIXTURES & FITTING	Hot Water UnitID: fix.hot_water_unit	1	no	$1,000	$1,000	hot water unit count
23. FIXTURES & FITTING	Wet Area Floor TileID: fix.floor_tile_supply	34	m2	$50	$1,675	floor tile install area × waste factor
23. FIXTURES & FITTING	Wet Area Wall TileID: fix.wall_tile_supply	147	m2	$50	$7,339	wall tile install area × waste factor
23. FIXTURES & FITTING	Balcony TileID: fix.balcony_tile_supply	8	m2	$50	$402	balcony area × waste factor
23. FIXTURES & FITTING	Light FittingsID: fix.light_fittings	37	ea	$60	$2,220	one per light point
24. LABOUR & SITE MANAGEMENT	Labour / Carpenter — 50% allocationID: lab.carpenter	18	wks	$3,800	$66,500	program duration × 50% allocation
24. LABOUR & SITE MANAGEMENT	Site SupervisionID: lab.site_supervision	35	wks	$5,000	$175,000	program duration
1. PRELIMINARIES	WHS Plan, SWMS & Site InductionID: pre.whs_documentation	1	item	$1,450	$1,450	lump sum
1. PRELIMINARIES	Site Container, Tool Shed & OfficeID: pre.site_office	1	item	$4,500	$4,500	lump sum
1. PRELIMINARIES	Temporary Water & Backflow PreventionID: pre.temp_water	1	item	$950	$950	lump sum
1. PRELIMINARIES	Crossover & Kerb ProtectionID: pre.crossover_protection	1	item	$1,800	$1,800	lump sum
1. PRELIMINARIES	Site Access Road — Crushed RockID: pre.access_road	1	item	$4,800	$4,800	lump sum
1. PRELIMINARIES	Domestic Building Insurance (Home Warranty)ID: pre.home_warranty	224	m2	$1	$224	new GFA — proxy for ~0.7% of contract value
1. PRELIMINARIES	Building Surveyor InspectionsID: pre.inspection_fees	1	item	$2,800	$2,800	lump sum
1. PRELIMINARIES	Handover Documentation & CertificatesID: pre.handover_docs	1	item	$1,650	$1,650	lump sum
1. PRELIMINARIES	Protection — Films, Goop & Floor ProtectionID: pre.protection_goop	224	m2	$12	$2,687	new GFA — costs at both application and removal
1. PRELIMINARIES	Temporary Stair ProtectionID: pre.stair_protection	1	item	$450	$450	where a finished stair is installed
3. GROUND WORK & EXCAVATION	Compaction Plant & Proof RollID: gnd.compaction	1	item	$2,200	$2,200	where earthworks occur
4. CONCRETING	Curing Compound, Expansion Joints & SealantID: con.curing_joints	15	m2	$12	$180	ground slab area
18. HYDRAULICS	Under-Slab Drainage & In-Ground PlumbingID: hyd.ground_plumbing	15	m2	$47	$705	ground slab area
8. CARPENTRY	Wet Area Wall Sheeting — Villaboard / CFCID: car.wet_wall_sheeting	44	m2	$68	$2,992	wet area wall sheeting
8. CARPENTRY	Mid-Floor Acoustic Isolation PadsID: car.acoustic_pads	41	lm	$18	$738	upper floor perimeter
12. DOORS	Entry Door, Frame, Reveals & Sub-SillID: dor.entry_door	1	ea	$2,400	$2,400	one entry door set
18. HYDRAULICS	Hot Water Pipe LaggingID: hyd.pipe_lagging	75	lm	$22	$1,650	water points × 2.5 lm average run
18. HYDRAULICS	Garden Hose TapsID: hyd.hose_taps	2	ea	$220	$440	hose tap count
15. WATERPROOFING	Shower Hobs, Leak Control Angles & Water StopsID: wpf.shower_hob	3	ea	$380	$1,140	one per shower
14. FLOOR & WALL FINISHES	Carpet, Underlay & Tack StripsID: fin.carpet	118	m2	$85	$10,030	carpeted area
14. FLOOR & WALL FINISHES	Engineered Timber / Hybrid Flooring & UnderlayID: fin.timber_floor	76	m2	$145	$11,020	timber floor area
14. FLOOR & WALL FINISHES	Floor Levelling CompoundID: fin.floor_leveller	194	m2	$22	$4,268	carpet + timber floor area
17. PAINTING	Touch-Up & Defect RectificationID: pnt.touch_up	1	item	$850	$850	lump sum at handover
23. FIXTURES & FITTING	FlyscreensID: fix.flyscreens	16	ea	$185	$2,960	openable window count
23. FIXTURES & FITTING	Security / Barrier DoorsID: fix.security_door	1	ea	$950	$950	security door count
21. LANDSCAPING	Concrete Paths & Porch SurroundsID: pav.paths	18	m2	$135	$2,430	path area
21. LANDSCAPING	Clothesline, Letterbox & House NumbersID: lnd.clothesline_letterbox	1	item	$850	$850	lump sum

Residential — Alterations & Additions (Caulfield South)

Executive Cost Summary

Gemini AI QS Advisor & Scope Auditor

Market Cost $/m² Validation

Condition Triggers & Project Specifics (6)

Trade Breakdown & Elemental Distribution

Elemental Cost Groups (Share of Trade Cost)

Stage Plan & Progress Claim Milestones

Itemized Bill of Quantities

Design Options & System Scenarios

Brick Veneer

Double Brick (Cavity)

Hebel PowerPanel + Render

EPS Foam Panel + Render

Lightweight Cladding (Fibre Cement / Composite)

Timber Weatherboard

Commercial Modifiers & Specifications

Pricing Modifiers, Systems & Escalation Index

Builder's Margin

Design & Construction Contingency

Basis of Estimate & Qualifications

Basis of Pricing

Standard Exclusions