16 Stafford Shack.

SITE.

16 Stafford Shack is located on a challenging slice of south west magic. A sloping site with highly impermeable compact clayey granite soil surrounded by Class A Forest which created a very challenging and very restrictive design area due to bushfire reg’s. Located in a valley known as one of the windiest areas ‘d’outh’ it has a high wind rating of N3. The previous owners even went all the way to building permit and gave up!

Unfortunately, the clients wanted to capture south views from the main living area, which is not great for good solar passive design, or wind protected outside grillin ‘n’ chillin due to prevailing south westerly winds. It took quite a few passes to find a ‘relative’ sweet spot and in the end it required a solid two storey solution to satisfy clients requirements. But all that considered, ‘aesthetically’ 16 Stafford Shack is one of may fav shacks. In this way challenging sites are great because if you can turn a ‘sows ear into a silk purse’ it’s all the more sweet!

This project is a great example of the flexibility of our MIDS system and showcasing how it can adapt to difficult site condtions.

how much does it cost to build a house in 2025?

BMT Quantity Surveyors in their current ‘Construction Cost Table’ (sourced 8/3/ 2025), the average price per m2 of GFA ( GFA = Gross Floor Area ) for an ‘architecturally designed executive residence’ in Sydney is stated at,

• $4,573 m2 (incl GST) for a ‘Low’ level of finish.
• $5,854 m2 (incl GST) for a ‘Medium’ level of finish.
• $8,188 m2 (incl GST) for a ‘High’ level of finish.

In addtion, for Perth they apply a regional variation of 98% – 120% to these rates!

As you can see in the photo’s, there’s nothing ‘Low’ or basic about this mi shack’s level of finish, It is generally a ‘Medium’ level of finish and sometimes with some ‘High’ level of finish elements! mi shacks since May 2023 have ranged from around only $3,100 to $4,600 m2.

PROJECT STATS.

• Anticipated completion: March 2026
• Build time: approx. 15 months
• Current Estimate: approx. $1,600,000 +/-
• GFA: 460 m2
• Cost m2: only $3,478 +/- (to be confirmed at completion)

FEES.

mi shacks fee is 8% (+GST) of the total final construction cost.*

* In Australia, architects fees are generally between 8% to 15% (+GST). By choosing mi shack you can potentially save signifcantly on fees + build more home.

BENEFIT.

If you choose mi shack, you will get an architect designed home with quality selections at a very competitive rate compared to most other custom architect designed homes.

CONSTRUCTION.

• Foundations: 800mm thick compacted sand pad.
• Floor: Reinforced concrete slab.
• External walls: 35mm cavity batten + 120mm timber stud.
• Internal walls (main): 90mm timber stud.
• Internal walls (feature): Rammed earth.
• Retaining Walls: Reinforced concrete cavity filled double leaf brickwork.
• Roof: Prefabricated engineered timber roof trusses.

selections.

• Roof: Metal – Trimdek (Colorbond Finish).
• External walls (main): To be confirmed.
• External feature wall: Spotted Gum Bandsawn (Finish – Cutek oil).
• Internal walls (main): Painted Gyprok.
• Internal walls (feature): Rammed earth.
• Floor (main): French oak – Engineered timber.
• Floor (bedrooms): Carpet.
• Floor (wet areas): Porcelain.
• External eaves and soffits: Hardie™ Axon™ Cladding (Finish – painted)
• Internal ceilings: Gyprok (Finish – painted)
• External doors + windows (main): Double Glazed powdercoated aluminium (AWS).
• Entry door: Custom Spotted Gum hinged.
• Internal doors: (main) Flush panel hinged.
• Internal door: (feature) Custom blackbutt glazed hinged + double cavity slider.
• Paving: Exposed aggregate.
• Front deck: Honed concrete.

heating & cooling.

• Wood fired heater: VisionLINE Taurus – Slow Combustion Wood Heater

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