Ask an Architect: What You Need to Know Before Building or Renovating on the Northern Beaches

With a growing appetite for bespoke homes across the Northern Beaches, we’re often asked the same core questions: How much? How long? And how do we get it right from the start?

In a recent feature for Beaches COVERED., our team at buck&simple shared our top five insights for anyone thinking about building or renovating. Whether you’re dreaming of a coastal retreat or reworking your family home, these are the things to focus on early — when they matter most.

1. Be Smart with Approvals

There’s more than one way to approach the approvals process. Knowing the difference between a Complying Development Certificate (CDC) and a Development Application (DA), and understanding how to leverage each for your site and goals, can shape the outcome significantly.

A good approvals strategy doesn’t just help secure permission — it helps maintain relationships with neighbours and keep your project running smoothly.

2. Good Planning Doesn’t Cost More

A well-designed home isn’t just nicer to live in — it adds long-term value. Great design makes the most of your site, enhances natural light and ventilation, and builds in flexibility for the future.

Early planning also brings clarity to your budget. It helps you decide where to invest and where to pull back, giving your money more impact across the build.

3. Invest in Expertise

The right team makes all the difference. Building is complex, with many moving parts. What you want is trust — a team who understands your brief, your vision, and how to navigate the inevitable bumps along the way.

At buck&simple, we prioritise collaboration from the start — working closely with consultants, builders and landscape designers to ensure every detail is considered early.

4. How Long Will It Take?

On average, expect around 2.5 years from first ideas to move-in day. Of that, 14–18 months will be construction, while the rest is design, documentation, approvals, and procurement.

5. How Much Will It Cost?

It’s no secret that construction costs have risen sharply in recent years. But budgeting isn’t just about choosing a number — it’s about understanding what’s in that number.

When creating a budget facto in 10% GST, set aside another 15% for consultants and government contributions: That’s 25% of your working budget before you even get to bricks and mortar.

Bespoke solutions and details may impact the bottom line but it’s these details that elevate your home. Some of your favourite Sydney homes (yes, the ones you see in your socials and magazines) cost upwards of $10k–15k per square metre.

That said, smart planning keeps baseline costs under control while allowing room for the touches that matter. Don’t forget to budget for landscaping — it’s a key part of the experience and should never be an afterthought.

Final Thought

Every home — and every client — is different. What matters is having a team who listens closely, plans intelligently, and works with you to shape a project that’s both ambitious and grounded.

If you’re thinking about building or renovating on the Northern Beaches, we’d love to chat.

Contact us to start the conversation.