The best builders in Sydney
Three separate lists of Sydney builders, each checked against the NSW licence register, and no builder pays to be on them. One NSW rule to know before you sign: a builder can't take more than a 10% deposit.
- Licence regulator
- Building Commission NSW
- Licence needed over
- $5,000
- HBCF insurance needed over
- $20,000
- Maximum deposit
- 10%
- Average new house cost (NSW)
- $2,396 per sqm
Choose the kind of builder you need
Each list is researched separately, so a great renovation builder isn't padded onto the new home list.
Renovation builders in Sydney
Extensions, second storeys, raise and build under, and whole-house renovations.
See all 10New home builders in Sydney
Custom and project homes, knockdown rebuilds and builds on tricky blocks.
See all 10Commercial builders in Sydney
Fitouts, retail, medical, industrial and small multi-residential projects.
See all 9What building costs in Sydney
Construction costs only. None of these figures include land.
| Project | Indicative cost | What the figure is |
|---|---|---|
| Ground floor extension | $2,000 to $4,000 per sqm | National consumer guide (indicative). A Sydney guide puts it at $2,500 to $5,000 per sqm including GST. |
| Second storey addition | $200,000 to $450,000 | National consumer guide, typical total. Indicative. |
| Kitchen renovation, mid-range | $28,750 to $51,750 | Sydney consumer guide, typically $40,250. Includes GST. |
| Bathroom renovation, mid-range | $23,000 to $40,250 | Sydney consumer guide, typically $31,050. Includes GST. |
| New house, average | $2,396 per sqm | NSW average for new detached houses in 2024-25 (ABS data). Sydney metro is likely higher. |
| New house, custom or architectural | $2,500 to $7,600 per sqm | RLB Sydney rate, excludes GST, site works and fees. |
| Office fitout | $1,860 to $5,800 per sqm | RLB Sydney rate, excludes GST. |
| Warehouse or industrial | $1,060 to $1,740 per sqm | RLB Sydney rate, single storey, excludes GST. |
Sydney is one of the dearest places in the country to build. The NSW average new house cost of $2,396 per sqm is well above the national average of $1,967, and it covers the whole state, so metro jobs usually sit above it. RLB recorded 4.5% tender price growth in Sydney in 2025 and forecasts 4% for 2026.
Consumer guide figures are indicative. RLB rates exclude GST, land, site works and professional fees.
Compare renovation builders in Sydney, new home builders in Sydney and commercial builders in Sydney, or read our building costs guide.
Approvals in Sydney
Two routes: a DA and a construction certificate, or a CDC.
- Development application (DA) plus construction certificate (CC). Council gives development consent, then the council or a registered certifier issues the construction certificate before work starts.
- Complying development certificate (CDC). For projects that meet set standards, a council or registered certifier can issue one certificate that covers both steps.
Either way, you (not the builder) appoint a principal certifier, either the council or a registered certifier, before work starts.
Greater Sydney is spread across many councils, each with its own planning controls; the City of Sydney is only one of them. Check which council your property falls in before you pay for drawings.
HBCF insurance and contracts in NSW
NSW calls home warranty insurance the Home Building Compensation Fund (HBCF), run by icare. For residential work over $20,000 (including GST), the builder must buy HBCF cover and give you the certificate before starting work or taking any money, deposit included. It is last resort cover: it pays out for incomplete or defective work if the builder becomes insolvent, dies, disappears or has their licence suspended for not complying with a money order, up to $340,000 per dwelling.
- Contracts: jobs over $5,000 need a written contract. From $5,000 to $20,000 that is a small job contract; over $20,000 it is a large job contract with a checklist and a progress payment schedule.
- Deposit: no more than 10% of the contract price, and none at all until HBCF cover is in place where it is required.
- Cooling-off: 5 clear business days after you get a copy of the contract, for contracts over $20,000.
- Progress payments should match work actually done, not time on the job.
- Defects: the statutory warranty is 6 years for major defects and 2 years for other defects. Disputes go to Building Commission NSW for dispute resolution first, then NCAT.
More in our home warranty insurance guide.
Checking a NSW builder's licence
Search the NSW licence check
Search by the builder's name or licence number on the NSW Government's licence check. NSW home building licence check
Check status and expiry
The licence should be current. Note the expiry date, especially on a long job.
Check the category covers the work
For an extension or a new home you want general building work. A licence in one trade, such as carpentry or waterproofing, doesn't cover the whole job.
Look for warnings and match the contract
The record shows conditions, cancellations, suspensions, public warnings and penalty notices. The name and licence number on your contract must match the licence holder exactly. NSW Government: checking your contractor
Building in Sydney: common questions
How much does it cost to build a house in Sydney?
The NSW average for a new detached house in 2024-25 was $2,396 per square metre (ABS data), or about $566,000 for a 236 sqm home, before land. Sydney metro builds usually cost more. Custom and architectural homes run $2,500 to $7,600 per sqm on RLB's Sydney rates.
What is the deposit limit for a builder in NSW?
10% of the contract price. Where HBCF insurance is required (residential work over $20,000), the builder can't take any deposit until the cover is in place and you have the certificate.
Do I need a licensed builder for a renovation in NSW?
Yes, for residential building work worth more than $5,000 (including GST) in labour and materials. Electrical, plumbing, drainage, gasfitting, and air conditioning and refrigeration work needs a licence at any value.
When is HBCF insurance required in NSW?
For residential building work over $20,000 including GST. The builder buys it from icare HBCF and must give you the certificate before starting work or taking any money.
What is the difference between a DA and a CDC in Sydney?
A DA is a development application assessed by council, followed by a construction certificate. A CDC (complying development certificate) is a combined approval for projects that meet set standards, and can be issued by the council or a registered certifier.
Is there a cooling-off period on a building contract in NSW?
Yes, 5 clear business days after you are given a copy of the contract, for contracts over $20,000.
Ready to talk to builders?
One form, up to three builders that suit your project.
Sources
- NSW home building licence check (Verify)
- NSW Government: Checking your contractor or tradesperson is qualified
- NSW Government: General building work licence
- NSW Government: Contracts for residential building work
- NSW Government: Insurance requirements for contractors working on your home
- icare: Home Building Compensation Fund
- NSW Government: Resolving building disputes
- NSW Government: Approvals needed for your building project
- City of Sydney
- Master Builders NSW: Cost of constructing Australian homes (ABS data, 2024-25)
- RLB Riders Digest 2026, Sydney
- hipages: How much do house extensions cost?
- hipages: How much does a second storey addition cost?
- What's The Damage: Kitchen renovation cost Sydney
- What's The Damage: Bathroom renovation cost Sydney