FAQs

Cost & Pricing

How much does it cost to build a luxury custom home on the Mornington Peninsula?

A luxury custom home on the Mornington Peninsula typically starts from $800,000 and can extend well beyond $2,000,000 depending on the size, site conditions, and level of finish. Most of our clients are working within a $1,000,000–$2,000,000+ range for a fully considered, architecturally designed home. Rather than give you a number that means nothing without context, we start every project with a detailed upfront cost analysis so you know exactly what you’re working with before you commit to anything. Book a discovery call and we’ll give you a realistic picture of what’s achievable within your budget.

Do you offer fixed-price contracts?

Yes. We work on fixed-price contracts, which means the price we agree on is the price you pay — unless you choose to change the scope of works. Before you sign anything, we complete a thorough cost analysis and work through every detail of your build so there are no gaps or assumptions buried in the numbers. Any variations that do arise are clearly priced and approved by you before any work proceeds. No surprises, no guesswork.

What’s included in your build price — are there hidden costs?

Our pricing is deliberately transparent. We carry out a detailed upfront cost analysis before contracts are signed, which covers construction, finishes, fixtures, and all associated building costs. What often catches people off guard with other builders are items like site preparation, council fees, BAL compliance upgrades, and interior finishes that are left as “provisional sums” — vague placeholders that blow out later. We price these properly from the start. If something isn’t included, we’ll tell you clearly and explain why before you sign.

How much does a home extension cost on the Mornington Peninsula?

A high-end home extension on the Mornington Peninsula generally starts from around $300,000–$500,000 for a substantial addition, though the final cost depends on the size, structural complexity, and the level of finish involved. Because we combine building and interior design from day one, we’re able to plan your extension properly before construction begins — which means fewer costly changes mid-build. We’ll give you a clear cost picture at your initial consultation before you’re committed to anything.

Process & Timeline

How long does it take to build a custom home on the Mornington Peninsula?

From first conversation to handover, most custom home builds take between 12 and 18 months. This includes the design and documentation phase (roughly 2–4 months), the approvals and permits phase (4–10 weeks depending on council overlays), and the construction phase itself (typically 8–12 months for a full custom home). Timelines vary based on the complexity of your design, your site conditions, and council requirements specific to your area of the Peninsula. We build a detailed schedule at the start of every project and keep you updated throughout — if anything changes, you’ll know early.

How long does a home extension take on the Mornington Peninsula?

Most extension projects take between 4 and 9 months from design to handover. The planning and design phase typically takes 4–8 weeks, permits and approvals add another 4–10 weeks, and construction generally runs 3–6 months depending on the scale and complexity of the work. We manage every stage against a clear schedule and flag any changes early, so you’re never left wondering where your project is up to.

What is your step-by-step building process?

We follow an eight-step process designed to keep you informed and in control at every stage:

Client consultation and site inspection — We meet you on site, discuss your budget, explore options, and identify any site-specific risks early.
Design — Our builder and in-house interior designer work with you together from the start to develop your vision into a full design brief.
Tender and costing — We produce a detailed cost estimate. We’ll revise it as many times as needed until you’re confident every detail is right.
Contracts — A clear, plain-language contract outlining every element of your build. No confusing jargon.
Construction — We coordinate a full timeline from start to handover, with regular site meetings and progress updates along the way.
Handover — A detailed walkthrough inspection together before you receive your keys, warranties, certificates, and full contractor list.
Continued commitment — For the first three months we attend to any issues or defects as they arise.
Enjoyment — You move into a home that was built right, built once, and built for how you actually live.

How many homes do you build at a time, and why does that matter?

We deliberately limit ourselves to 6 to 8 homes per year. This isn’t a capacity constraint — it’s a deliberate choice. When a builder takes on more projects than they can genuinely oversee, quality drops, communication suffers, and timelines slip. When you build with Davis Made, Warren is across your project personally, your site is properly managed, and you’re treated as a priority from first call to final handover — not as one of 40 jobs in a pipeline.

When during the process do I need to make design decisions?

Early — and that’s intentional. One of the most common causes of cost blowouts and build delays is design decisions being made too late, when changes become expensive. Because we have an in-house interior designer (Louise Davis) working alongside the builder (Warren Davis) from the very beginning, we get into the detail of finishes, fixtures, layouts, and materials well before construction starts. This means your decisions are made with time to think, not under pressure.

Permits & Local Regulations

Do I need a planning permit to build a new home on the Mornington Peninsula?

Not always, but very often yes — and it depends entirely on your specific property. The Mornington Peninsula Shire applies a range of planning overlays that can trigger the need for a permit, including the Bushfire Management Overlay (BMO), Environmental Significance Overlay (ESO), Erosion Management Overlay (EMO), and Land Subject to Inundation Overlay (LSIO), among others. A building permit is always required for a new home, but whether a planning permit is also required depends on your site’s zoning and overlays. As local builders, we know the Peninsula’s planning environment well and manage the permits and approvals process on your behalf. We’ll identify what applies to your block from the outset so there are no unexpected delays.

What is the difference between a planning permit and a building permit in Victoria?

These are two separate approvals and both may be required for your project. A planning permit is issued by your local council (the Mornington Peninsula Shire) and relates to what can be built on the land — it considers things like overlays, the neighbourhood character, and environmental factors. A building permit is issued by a registered building surveyor and ensures that the construction itself complies with the National Construction Code and Building Regulations 2018. In many cases on the Mornington Peninsula, both permits are required, and the planning permit must be obtained before the building permit is issued. We coordinate both as part of our standard process.

How do council overlays affect my build on the Mornington Peninsula?

Overlays are additional layers of planning controls that apply to specific properties and sit on top of the standard zoning rules. On the Mornington Peninsula, common overlays include the Bushfire Management Overlay, Environmental Significance Overlay, Vegetation Protection Overlay, and Erosion Management Overlay. Depending on which overlays apply to your land, you may need to submit additional reports, management plans, or modified designs as part of the permit process — and in some cases, the overlays will directly affect what materials, setbacks, or building heights are permitted. We assess your site’s overlays at the beginning of every project so you understand exactly what you’re working with before any design decisions are locked in.

How do you handle permits and council approvals?

We manage the full permits and approvals process on your behalf. This includes identifying all applicable planning overlays, coordinating any required specialist reports (such as BAL assessments or bushfire management plans), liaising with the Mornington Peninsula Shire, and ensuring all documentation is in order before construction begins. Our experience building across the Peninsula means we’re familiar with what individual areas require and can anticipate delays before they happen.

Bushfire & BAL Ratings

What is a BAL rating and do I need one for my property?

A BAL rating (Bushfire Attack Level) is a measure of the potential risk of ember attack, radiant heat, and direct flame contact from a bushfire. It is assessed using Australian Standard AS 3959. If your property is located in a designated Bushfire Prone Area (BPA) — which covers a significant portion of the Mornington Peninsula — a BAL assessment is mandatory before a building permit can be issued for a new home. The rating your property receives (ranging from BAL-12.5 through to BAL-FZ, or Flame Zone) determines the construction standards your home must meet, including the materials used for windows, doors, decking, and cladding. We organise BAL assessments as part of our process and factor the requirements into your design and cost analysis from the start.

How does building in a bushfire prone area affect my home design and cost?

Building in a Bushfire Prone Area means your home must be constructed to a minimum BAL standard, which influences the materials and detailing used across the building — particularly for windows, eaves, external cladding, and decking. At lower BAL ratings (BAL-12.5 or BAL-19), the cost impact is relatively modest. At higher ratings (BAL-40 or BAL-FZ), the requirements become more significant and can meaningfully affect your budget. As experienced Peninsula builders, we’ve worked across a wide range of BAL-rated sites and design homes that meet the requirements without compromising on the quality of finish. We’ll factor your BAL rating into the cost analysis early so there are no surprises later.

What is a Bushfire Management Overlay (BMO) and how does it affect my build?

A Bushfire Management Overlay (BMO) is a planning control applied by the Mornington Peninsula Shire to properties with a significant bushfire risk. If your property has a BMO, you will generally need a planning permit for a new home, and that permit will require a Bushfire Management Plan (BMP). A BMP outlines measures including defendable space, vegetation management, and water supply for firefighting purposes. The overlay can also influence your home’s placement on the site and its design. We work with qualified bushfire consultants to prepare the required plans and ensure your project moves through the approval process efficiently.

Coastal & Environmental

Can you build luxury homes near the coast on the Mornington Peninsula?

Yes — coastal builds are a core part of what we do. We’ve spent over 20 years building luxury homes across the Mornington Peninsula, including properties close to the water. Coastal sites come with their own planning and construction considerations: properties near the shoreline may be subject to an Erosion Management Overlay (EMO) or Land Subject to Inundation Overlay (LSIO), and construction materials need to be selected with the coastal environment in mind — salt air, wind exposure, and moisture are all factors we design for. As locals, we understand how to build a home that sits beautifully in the coastal landscape and stands up to it.

What are Environmental Significance Overlay (ESO) restrictions and how do they affect my build?

An Environmental Significance Overlay (ESO) is a planning control applied to land that has particular environmental or ecological value — this is common across the Mornington Peninsula given the area’s significant native vegetation and wildlife habitat. If your property has an ESO, you will typically need a planning permit, and the permit conditions may restrict vegetation removal, require landscaping offsets, and influence where and how you can build on the site. Some ESOs also impose limits on hard surfaces and drainage to protect local waterways. We review the overlays on your site at the start of every project and work within them to design a home that’s both compliant and beautiful.

Working With Davis Made

Do you have an in-house interior designer?

Yes. Louise Davis is our in-house interior designer and works alongside Warren (our licensed builder and director) from the very first conversation. This is one of the things that genuinely sets us apart. Most builders engage an interior designer late in the process — often after construction has started — which leads to rushed decisions, missed opportunities, and costly changes. Having the builder and designer working as one team from day one means your home is considered as a whole, from structural layout to the last light fitting, without the gaps that come from two separate businesses trying to coordinate.

What areas of the Mornington Peninsula do you build in?

We build across the full length of the Mornington Peninsula, from Frankston through to Portsea and Sorrento. Our team has worked on luxury homes and high-end extensions in suburbs including Mount Eliza, Mount Martha, Mornington, Dromana, Blairgowrie, Rye, Tootgarook, and beyond. As a locally based team, we know the individual character of each area, the council requirements that apply, and the site conditions you’re likely to encounter — whether that’s a coastal block, a bush setting, or an established residential street.

Are you a licensed builder in Victoria?

Yes. Warren Davis holds a current Domestic Builder (Unlimited) licence under the Victorian Building Authority (VBA), which is required by law for all residential building work over $10,000 in Victoria. We carry full public liability and domestic building insurance, and every project we deliver meets the requirements of the Building Regulations 2018 and the National Construction Code. You can verify our registration at any time through the VBA’s public register.

What warranty do you provide after the build is complete?

All Davis Made homes are covered by the statutory warranty required under the Domestic Building Contracts Act 1995 (Vic), which provides a 10-year structural warranty from the date of completion. In addition, we carry out a detailed handover inspection with you before you receive your keys, and for the first three months after handover we attend to any defects or issues that arise. You’ll also receive a full handover pack including all warranties, certificates of compliance, and a complete list of the contractors and suppliers involved in your build — so you have everything you need, long after we’re done.

How do you communicate with clients during a build?

Communication is something we’ve built a formal structure around, because it’s one of the biggest pain points people have with builders. We hold scheduled weekly meetings to keep you across progress. Emails are returned within 24 hours. Key decisions are documented so there’s a clear record of what was agreed and when. If something affects your timeline or budget, you’ll hear about it from us early — with context — not after the fact. You’ll never be left wondering where your project is up to.

Can I see examples of your past homes?

Yes. You can view our portfolio of completed luxury homes and extensions on the Mornington Peninsula on our Portfolio page. We’re also happy to talk you through specific projects on a discovery call, including the challenges each site presented and how we approached them. We find that seeing real examples — not just polished photos — gives you a much more honest picture of how we work and what’s achievable for your project.

Have a question that’s not covered here? Call Warren directly on 0434 622 910 or email warren@davismade.com.au — we’re happy to talk through your project without any obligation.