Melbourne's construction market in 2026 is running hot in every direction that matters to builders pricing work. Rider Levett Bucknall's Q4 2025 market update forecasts construction cost escalation of 4.0% in Melbourne this year, and that's on top of cumulative increases that have already pushed baseline costs well above pre-pandemic levels.
The pressure is coming from three directions at once. Skilled labour remains the biggest constraint completion times for houses and apartments have blown out by roughly 40% since pre-COVID, and the trade shortages in bricklaying, carpentry, plastering and wet trades aren't resolving any time soon. Contractor insolvencies continue to hit Melbourne harder than most other capitals, thinning out the subcontractor pool and reducing competitive tension on tenders. And copper prices have surged past AUD $17,400 per tonne, which flows directly into electrical, plumbing and mechanical trades the services packages that make up a growing share of total build cost.
For builders, developers and subcontractors pricing work in this market, reliable rate data matters more than ever. The rates in the tables below are compiled from Pekaj Group's network of independent subcontractors and suppliers across Melbourne. They are indicative only and subject to negotiation depending on the specifics of your project.
A few things to note before using these rates:
- The rates are based on feedback from independent contractors not volume builders or long-term supply agreements.
- They are most directly applicable to townhouse developments but can be referenced for larger single and double-storey homes.
- For projects in regional Victoria, add a minimum of 15% to the indicative rates listed below.
- All rates exclude GST unless stated otherwise.
1. Demolition & Site Works
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Demolition of existing brick veneer structure up to 200m² |
Including all permits, asbestos survey, skip bins and site clean-up |
$7,500 – $25,000 |
| Demolition of existing double-storey brick veneer up to 300m² |
Including all permits, asbestos removal (if applicable), skip bins and site clean-up |
$25,000 – $55,000 |
| Strip-out / internal demolition |
Removal of internal walls, ceilings, flooring and fixtures; skip bins included |
$30 – $60/m² |
| Temporary fencing (2.4m panels) |
Supply, install, hire and dismantle; including concrete feet |
$35 – $50/m/month |
| Scaffolding (standard residential) |
Supply, erect, hire and dismantle; single-storey perimeter |
$18 – $25/m² |
| Tree removal (medium, 5–10m) |
Including stump grinding and disposal; council permit if applicable |
$1,500 – $4,500/tree |
2. Earthworks & Excavation
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Bulk excavation |
Cut and cart to tip; standard soil conditions (not rock) |
$30 – $60/m³ |
| Rock excavation |
Hydraulic hammer; cart to tip |
$120 – $250/m³ |
| Site cut and fill (residential) |
Including level pad, compaction and grading |
$15 – $30/m² |
| Retaining walls (sleeper) |
Including concrete footings, 100 UC 15 galvanised posts and 200 x 75mm sleepers |
$400 – $450/m² |
| Retaining walls (concrete block) |
Including footings, reinforced hollow-core block, core fill and drainage |
$500 – $750/m² |
| Underpinning (mass concrete) |
Sequential bays to existing footings; including excavation, formwork and concrete |
$600 – $1,000/m |
3. Concrete & Foundations
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Waffle slab H Class 385mm high |
Including 85mm thick slab, edge beam 300 x 300mm, internal beam 300 x 110mm wide, 20MPa concrete, reinforcement and labour |
$140 – $166/m² |
| Raft slab 100mm thick |
100mm thick slab with 25MPa concrete, reinforcement and labour |
$100 – $120/m² |
| Raft foundations |
300 x 500mm deep beams with 25MPa concrete, reinforcement and ancillaries |
$450 – $600/m³ |
| Bored piers 450mm diameter |
Up to 2000mm deep with 25MPa concrete, reinforcement and labour |
$800 – $1,200 eachor $150 – $200/m depth |
| Suspended concrete slab (post-tensioned) |
Including formwork, reinforcement, PT strand, 32MPa concrete and labour |
$180 – $280/m² |
| Concrete driveway (100mm, plain finish) |
Including sub-base preparation, mesh, 25MPa concrete, control joints |
$80 – $120/m² |
| Concrete driveway (exposed aggregate) |
Including sub-base, mesh, exposed aggregate finish and sealer |
$120 – $180/m² |
| Concrete paths and paving (plain finish) |
Including sub-base, mesh, 20MPa concrete, trowel finish |
$70 – $100/m² |
4. Bricklaying & Blockwork
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Bricklaying up to 3000mm high (single storey) |
Including bricks (limit install), lime, cement supply and brick ancillaries e.g. ties, straps etc. |
$1.40 – $1.80/brick |
| Block laying up to 3000mm high (single storey) |
Including blocks, install, lime, cement supply and brick ancillaries e.g. ties, straps etc. |
$7.00 – $13.00/block |
| Bricklaying (double storey, above 3000mm) |
Including scaffolding component; same inclusions as single storey |
$1.80 – $2.40/brick |
| Feature face brickwork |
Decorative or premium face brick; stack bond, hit-and-miss or similar patterns |
$2.50 – $4.00/brick |
| Hebel power panel (200mm) |
Supply and install including adhesive, reinforcement, flashings and ancillaries |
$110 – $150/m² |
5. Structural Framing & Carpentry
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Frame carpentry |
Including 2,700mm high sticks, built walls to ground and first floor, prefabricated roof trusses, floor joists, yellow tongue flooring, compressed flooring to wet areas and all other relevant ancillaries |
$60 – $75/m² |
| Structural steel (beams and columns) |
Supply, fabrication, delivery and install; primed finish; including connections and ancillaries |
$6,000 – $10,000/t |
| Staircase (timber, straight flight) |
Prefabricated or site-built; including stringers, treads, risers and basic handrail |
$4,000 – $8,000 each |
| Staircase (steel and timber feature) |
Custom design with steel stringers, timber treads and glass or wire balustrade |
$12,000 – $30,000 each |
6. Roofing & Roof Plumbing
Roof plumbing (gutters, downpipes, sumps, rainheads, flashing) is excluded from roofing rates unless stated otherwise.
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Concrete roof tiles (pitch up to 30°) |
Including concrete tiles, hips, ridge, valleys and ancillaries to complete works |
$50 – $60/m² |
| Pitched metal roof – corrugated (up to 30°) |
Including corrugated sheets, hips, ridge, valleys and ancillaries to complete works |
$60 – $85/m² |
| Pitched metal roof – Colorbond standing seam (up to 30°) |
Including standing seam sheets, hips, ridge, valleys and ancillaries |
$90 – $130/m² |
| Flat metal roof – klip-lok (up to 5°) |
Including klip-lok roofing, flashings and all ancillaries to complete works |
$130 – $170/m² |
| Roof plumbing (gutters, downpipes, flashings) |
Including Colorbond quad gutter, round downpipes, sumps, rainheads and all flashings |
$45 – $70/m (gutter)Downpipes: $35 – $55/m |
| Box gutter (Colorbond) |
Supply and install including overflow provisions |
$120 – $200/m |
7. External Envelope — Cladding, Render & Windows
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Cement render (3-coat, sand finish) |
Including preparation, scratch coat, brown coat and finish coat |
$50 – $75/m² |
| Acrylic render (texture coat) |
Including base coat, fibreglass mesh and acrylic texture finish |
$60 – $90/m² |
| Weatherboard cladding (fibre cement) |
Including Scyon or similar, primed; fixings and sealant; excludes painting |
$70 – $100/m² |
| Aluminium cladding (Alucobond or similar) |
Supply, fabrication, framing and install |
$350 – $550/m² |
| Aluminium windows (standard residential) |
Supply and install; powdercoated; including hardware and weather seals |
$500 – $800/m² |
| Aluminium sliding doors (standard residential) |
Supply and install; powdercoated; including track, hardware and weather seals |
$600 – $1,000/m² |
| Timber windows (hardwood) |
Supply and install; primed; including hardware and weather seals |
$900 – $1,500/m² |
8. Insulation & Internal Lock-up
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Internal lock-up |
Including hanging front door, external and internal garage doors, door handles, door locks, straightening walls, install bath tub etc. |
$15 – $20/m² |
| Wall insulation batts (R2.0) |
Supply and install to external wall frames |
$8 – $14/m² |
| Ceiling insulation batts (R4.0 – R6.0) |
Supply and install between ceiling joists or trusses |
$12 – $22/m² |
| Underfloor insulation (R2.0 waffle pods or batts) |
Supply and install to suspended timber floor |
$15 – $25/m² |
| Sarking / wall wrap |
Supply and install reflective foil or breathable membrane to external walls |
$6 – $12/m² |
9. Plastering & Painting
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Plaster 10mm to ceiling and walls |
Including hanging, stopping, sanding and all ancillaries |
$20 – $25/m² |
| Plaster – square set cornice |
Including tape and compound to ceiling-wall junction; no cornice moulding |
$25 – $35/m |
| Painting internal |
Including ceiling, walls, architraves, skirting, doors, door jambs in 2-coat system |
$42 – $60/m² |
| Painting external |
Including preparation, priming (if bare substrate) and 2-coat acrylic to walls, fascia, bargeboards |
$30 – $50/m² |
10. Fixing Carpentry & Joinery
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Fixing carpentry |
Including hanging doors, jambs, door handles, locks, architraves, skirting and anything else relevant to this section of works |
$15 – $20/m² |
| Laminate kitchen cabinets |
Including overhead cabinets up to 1000mm high and base cabinets up to 700mm wide, handles and ancillaries |
$700/m² |
| Vinyl wrap kitchen cabinets |
Including overhead cabinets up to 1000mm high and base cabinets up to 700mm wide, handles and ancillaries |
$900/m² |
| 2-pac kitchen cabinets |
Including overhead cabinets up to 500mm high and base cabinets up to 700mm wide, handles and ancillaries |
$1,300/m² |
| Bathroom vanity (wall-hung, laminate) |
Supply and install including basin, tapware and plumbing connection |
$1,200 – $2,500 each |
| Wardrobe fit-out (melamine shelving and hanging) |
Supply and install; standard robe configuration per linear metre of robe opening |
$400 – $700/m |
11. Benchtops & Stone
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Engineered stone 20mm thick (builders range) |
Benchtops and splashbacks; including material supply, fabrication, delivery and installation on site |
$600 – $700/m² |
| Natural stone 20mm thick (e.g. Calacatta or similar) |
Benchtops and splashbacks; including material supply, fabrication, delivery and installation on site |
$900/m² (minimum) |
| Laminate benchtop (post-formed) |
Supply and install; standard edge profile |
$200 – $350/m² |
12. Wet Areas — Waterproofing, Screeding & Tiling
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Waterproofing internal areas |
Including 2-coat system using Mapei or equivalent products |
$60 – $70/m² |
| Waterproofing balconies and external areas |
Including membrane system, primers and detailing to penetrations and upturns |
$80 – $120/m² |
| Screeding up to 40mm thick |
Including labour and materials |
$75 – $90/m² |
| Tiling up to 600 x 600mm (porcelain or ceramic) |
Including glue and grout |
$60 – $80/m² |
| Tiling up to 600 x 600mm (natural stone) |
Including glue and grout |
$120 – $150/m² |
| Large format tiling 600 x 1200mm+ |
Including adhesive, grout, levelling clips; walls and floors |
$90 – $130/m² |
| Caulking |
Internal areas including wet areas, joinery and skirting |
$6 – $8/m |
| Shower screens (frameless) |
Supply and install; 10mm toughened glass; including hardware |
$1,200 – $2,500 each |
13. Mechanical, Electrical & Plumbing Services
Services rates vary significantly by project size and specification. Rates below are for standard residential townhouse developments.
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Electrical (rough-in and fit-off) |
Including switchboard, wiring, GPOs, lighting points, switches, data points and smoke detectors; standard residential |
$12,000 – $25,000/dwelling |
| Plumbing (rough-in and fit-off) |
Including water supply, drainage, gas, fixtures and fittings; standard residential |
$18,000 – $35,000/dwelling |
| Split system air conditioning (supply and install) |
Single unit; including outdoor condenser, indoor head, pipework and electrical connection |
$1,800 – $3,500/unit |
| Ducted heating and cooling |
Supply and install; including ductwork, vents, thermostat; standard residential |
$8,000 – $16,000/dwelling |
| Solar PV system (6.6kW) |
Supply and install; including panels, inverter, racking and electrical connection |
$5,500 – $9,000/system |
| Garage door (sectional, single) |
Supply and install; including motor, remote and tracks |
$1,800 – $3,500 each |
| Garage door (sectional, double) |
Supply and install; including motor, remote and tracks |
$2,500 – $5,000 each |
14. Flooring & External Works
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Engineered timber flooring |
Supply and install; including underlay, trims and adhesive |
$90 – $160/m² |
| Hybrid / SPC flooring |
Supply and install; including underlay and trims |
$50 – $80/m² |
| Carpet (standard residential) |
Supply and install; including underlay, grippers and door bars |
$40 – $70/m² |
| Decking – merbau or similar (140 x 14mm thick) |
Including subfloor (140 x 45 MGP10 bearers and joists), concrete stumps, ant caps and all ancillaries |
$430 – $450/m² |
| Decking – composite (standard) |
Including aluminium or timber subframe, concealed fixings and ancillaries |
$350 – $500/m² |
| Timber paling fence up to 1800mm high |
Including digging posts, posts, supports and all ancillaries |
$100 – $120/m |
| Aluminium slat fencing (1800mm high) |
Supply and install; including posts, footings and ancillaries |
$250 – $400/m |
| Letterbox (brick, standard) |
Supply and install including render or face brick finish |
$600 – $1,500 each |
| Clothesline (fold-down) |
Supply and install |
$250 – $500 each |
15. Cleaning & Completion
| Trade | Description | Indicative Rate (excl. GST) |
|---|
| Internal cleaning (builders clean) |
Including windows and carpet |
$6 – $10/m² |
| External site clean and waste removal |
Including skip bin, general tidy and removal of construction waste |
$1,500 – $4,000/dwelling |
Volume building operates on a completely different pricing model. Volume builders lock in subcontractor and supplier agreements for 12 to 24 months, securing fixed pricing and guaranteed availability across their production pipeline.
The repetition is what drives the efficiency. A tiler working for a volume builder may tile the same bathroom layout hundreds of times. A framer builds the same floor plan week after week. This familiarity reduces errors, speeds up installation and keeps costs tight.
Volume building rates can be 20–30% cheaper than the indicative figures in the tables above. If you're benchmarking against volume builder pricing, keep that gap in mind it's structural, not a reflection of quality.
These tables are a starting point. Every project is different and the rates that matter are the ones specific to your design, your site and your selected finishes.
If you need a project-specific estimate, send us your drawings and we'll give you one. Pekaj Group Pty Ltd. provides cost estimation, quantity surveying and cost management services across Melbourne and regional Victoria.
