The Carnforth

Lancaster Homes specialises in high-quality custom homes, including fully bespoke Signature Homes, adaptable Designer Homes and build-only projects using plans prepared by an architect or building designer.

We build contemporary, traditional, farmhouse, acreage and architecturally detailed homes tailored to each client’s land, lifestyle, priorities and budget.

Not to worry! Lancaster Homes specialise in crafting bespoke homes tailored to your unique preferences and lifestyle. We understand that embarking on the journey of designing your future residence can be both exciting and overwhelming, and we’re here to guide you every step of the way.

To kickstart the process, we can arrange a preliminary consultation with our experienced design consultant. During this meeting, we’ll take the time to understand your needs, desires, and vision for your new home. Whether you have a clear idea in mind or are seeking inspiration, our design consultant will work closely with you to explore various possibilities.

If you’re unsure where to begin, our extensive collection of designer home plans serves as an excellent starting point. These plans can provide valuable inspiration and serve as the foundation for your custom design. Alternatively, we can start from scratch and create a signature layout tailored specifically to your requirements and preferences.

Throughout the design phase, our team is committed to providing professional advice and constructive feedback to refine your plans and ensure they align perfectly with your vision. We’re dedicated to making the design process as enjoyable and rewarding as possible, creating in a home that truly reflects your family and lifestyle.

A Designer Home begins with one of our existing home designs, which can be adapted to suit your block, lifestyle and preferred finishes.

A Signature Home is designed from the ground up specifically for you. Signature Homes provide the greatest level of design freedom and are ideal for unique sites, detailed briefs or highly personalised homes.

No, you do not need to own land before contacting Lancaster Homes.

Speaking with a builder before purchasing can help you understand whether a block is suitable for your preferred home, budget and lifestyle. We can also help identify factors such as slope, orientation, access, available services, soil conditions and potential site costs before you commit.

Yes. Lancaster Homes can guide you from the initial idea through design, documentation, selections, approvals and construction.

We start by understanding how you want to live, what you value in a home, your preferred style and your overall budget. We can then adapt a Designer Home or develop a fully bespoke Signature Home.

Yes. Lancaster Homes offers a build-only service for clients who already have plans prepared by an architect or building designer.

We review the design, documentation, site conditions, selections and expected budget before confirming whether the project is suitable for our team. Involving Lancaster Homes before the documentation is complete can also help improve buildability and cost control.

Lancaster Homes’ custom home contracts typically range from approximately $900,000 to $3 million, including GST, with the majority of our homes sitting between $1.2 million and $1.6 million. We are now also seeing larger luxury homes moving into the range upwards of $2 million and beyond. The final contract value depends on the home’s size, design complexity, site conditions, materials, finishes and external works.

This range generally excludes a swimming pool. Landscaping may or may not be included, depending on the client’s requirements and the agreed scope of work. Land purchase costs are not included.

A square-metre rate can provide an early guide, but it is not a reliable way to determine the final cost of a custom home.

Two homes with the same floor area can vary significantly in cost because of their shape, siteworks, ceiling heights, glazing, joinery, external works, materials and finishes. Lancaster Homes may use an indicative square-metre rate early in the process to establish an appropriate footprint, but detailed pricing is based on the developed design and complete scope of work.

Pre-construction costs depend on your chosen design pathway and how developed your project is when you contact Lancaster Homes. A Designer Home generally begins with an $880 concept and estimating stage, including GST.

Further preliminary costs are commonly between $10,000 and $15,000, including GST. Depending on the project, these costs may cover plans, soil testing, engineering, energy assessment and other documentation required to develop the design and prepare an accurate building proposal.

Council, approval and specialist consultant fees may also apply. The applicable costs and inclusions will be explained before you proceed with each stage.

A preliminary building agreement allows Lancaster Homes to complete the investigations and documentation required to develop your project and prepare detailed pricing.

Depending on the project, this may include measured site information, soil testing, architectural documentation, engineering, energy assessment, consultant coordination and the development of selections and specifications.

The exact scope, inclusions and fee are clearly documented before you proceed.

Yes. Lancaster Homes generally uses fixed-price building contracts once the design, engineering, selections and scope of work have been sufficiently developed.

Our detailed pre-construction process is designed to identify costs before the building contract is signed, giving clients greater clarity and reducing reliance on broad allowances. Cost-plus contracts may be considered for selected projects where the scope requires greater flexibility.

A fixed contract price will generally only change if you request a variation, exceed an allowance or provisional sum, or if unforeseen conditions arise that are addressed under the building contract.

Any proposed change and its cost will be documented and presented for approval before the additional work proceeds. Lancaster Homes does not undertake client-requested variations without written approval.

Yes. Lancaster Homes designs and builds homes for acreage properties, sloping sites, large residential blocks and land with unusual shapes or constraints.

Rather than forcing a standard plan onto the site, we consider orientation, views, access, levels, prevailing weather, privacy and site costs when developing the design. Early site assessment is particularly important for complex or sloping land.

Yes. Professional interior design and selection guidance forms part of the Lancaster Homes design and pre-construction process.

Our Interior Designer helps coordinate external materials, internal finishes, flooring, fixtures, joinery, lighting and colours so the completed home feels cohesive and reflects your preferred style.

Selections are developed before construction to improve cost certainty and reduce rushed decisions on site.

You will be actively involved throughout the design and selection process, but you will not be expected to manage it alone.

Our structured design process guides you through the important decisions. We listen to your ideas, explain the available options and provide professional recommendations to keep the design, selections and budget working together.

You can be as involved as you would like while relying on our team to provide direction and manage the overall process.

From the initial design consultation to handover, a Lancaster Homes custom home will generally take approximately 18–24 months.

This commonly includes around 10–12 months for design, documentation, selections, pricing and approvals, followed by approximately 8–12 months of construction. The timeframe depends on the home’s size, complexity, site conditions, approval requirements and level of detail.

A project-specific construction period is included in the building contract.

Changes may be possible after construction begins, provided they are practical, comply with approvals and do not compromise the structure, quality or construction programme.

However, changes made during construction can increase costs and cause delays. Our detailed pre-construction and selection process is designed to resolve as many decisions as possible before the building contract is signed.

Any approved change is documented as a variation before the additional work proceeds.

Lancaster Homes may allow a client-nominated trade or supplier to be involved, provided this is discussed and agreed upon early in pre-construction.

They must hold the required licences and insurance, meet our quality expectations, and comply with our safety and scheduling requirements. Approval is assessed individually because every contractor must integrate with the construction programme, warranty obligations and site management process.

Clients receive regular communication from the Lancaster Homes team and access to our online project management system, Wunderbuild.

Wunderbuild provides a central location for project information, messages, documents, approvals, photos and construction updates. You will also have direct contact with the relevant members of our team throughout design, selections and construction.

Yes. Clients can visit their home during construction when accompanied by a Lancaster Homes representative.

Site visits must be arranged in advance so they can occur safely and without disrupting scheduled work. Unauthorised entry is not permitted because an active construction site contains hazards and is subject to workplace health and safety requirements.

Before handover, the Lancaster Homes Construction Manager and Builder each conduct a separate inspection of the completed home.

Clients are also invited to attend a pre-completion walkthrough, where they can inspect the home and identify anything they believe requires attention. Agreed items are documented and addressed as part of the completion and handover process.

If you notice an issue after moving into your home, contact Lancaster Homes so our team can assess it and determine the appropriate action.

Minor touch-ups or settlement-related items can generally be reviewed during the scheduled 12-week post-handover visit. However, urgent defects, leaks or damage should be reported immediately rather than being left until the scheduled visit.

Early reporting allows us to assess the issue promptly and helps prevent further or more extensive damage.

Every Lancaster Homes project includes a scheduled 12-week post-handover touch-up visit.

This visit gives our team an opportunity to review and address minor items that may have appeared as the home settles and begins being used in everyday life. Relevant handover and warranty information is also provided when the home is completed.

Clients do not need to wait for the 12-week visit to report an urgent issue. If something requires immediate attention, contact Lancaster Homes as soon as possible.