Custom Homes in The Hills Shire: A Builder’s Guide for 2024

The Hills Shire is where Western Sydney’s premium custom home market lives. Castle Hill, Bella Vista, Kellyville, Beaumont Hills, Cherrybrook, North Kellyville and the new estates in Box Hill and Kellyville Ridge all see high-end custom builds at $1 million and above. Here is how to navigate this market as a buyer.

Land in The Hills

Block prices in 2024:

• Castle Hill (established): $1.1 to $1.8 million for 600 to 800 sqm
• Bella Vista: $1.4 to $2.2 million for similar blocks
• Kellyville (newer estates): $850,000 to $1.3 million for 450 to 700 sqm
• North Kellyville: $750,000 to $1.1 million
• Box Hill, Kellyville Ridge: $700,000 to $1.05 million
• Beaumont Hills: $1.2 to $1.7 million
• Cherrybrook: $1.6 to $2.5 million

Most clients build on a block in the $850k to $1.5 million range with a build budget of $900k to $1.4 million, total house-and-land at $1.7 to $2.9 million.

The Hills design language

Common architectural moves in successful Hills builds:

• Wide double-storey facades with substantial street presence
• Hampton or coastal facades in established estates (Bella Vista, Kellyville)
• Modern architectural with curved or arched feature walls (newer high-end builds)
• Pitched gable roofs over flat sections (combination roofs)
• Stone or render feature walls combined with horizontal cladding
• Recessed entries with timber-look feature doors
• Large sliding stacker doors at the rear opening to alfresco
• Pool and outdoor entertaining as part of the design brief, not an afterthought

Site conditions

Most of The Hills sits on Wianamatta shale, which is generally favourable (A or M class soil) for slab construction. Exceptions:

• Beaumont Hills and parts of Castle Hill on filled clay: more piering needed
• Glenhaven and acreage blocks: variable soils, some rock outcropping
• Box Hill (new releases): often P-class reactive ground, requires piering

Soil test costs $1,200 to $2,400. Always do this before signing on a build.

Approval timelines in The Hills

The Hills Shire DA processing is among the slower in Western Sydney:

• Single dwelling DA: 16 to 24 weeks
• Dual occupancy DA: 20 to 30 weeks
• Pool DA (separate): 8 to 14 weeks
• CDC pathway via private certifier: 6 to 10 weeks

For straightforward blocks, the CDC pathway is the time-saver. The complexity is that custom designs often exceed the SEPP envelope (building height, floor space ratio, site coverage) and end up requiring DA. Plan for DA if your custom build has any of: 2.7m+ ground floor ceilings, 8m+ building height, premium facade with unusual roof forms, or non-standard setback variations.

Section 7.11 contributions

The Hills Shire applies Section 7.11 contributions:

• Standard residential: $14,000 to $18,000
• Box Hill / Rouse Hill release area: $17,000 to $22,000
• Kellyville Ridge: $14,500 to $19,000

Some custom builders include this in their quoted contract sum; some exclude it as an allowance. Always confirm in writing.

Builder selection in The Hills

The market has many builders advertising in The Hills, fewer who actually deliver consistently. What separates serious custom builders:

• Engineering capability (see our article on engineer-led building)
• Recent local references (3+ Hills Shire jobs in last 2 years)
• Familiarity with The Hills DCP and DA process
• Custom design capability (not just adapting project home plans)
• Track record of finishing within 5 percent of original timeline
• Strong subcontractor network in The Hills