# House research 2026-09-28T01:30 UTC ## What changed - First run: 9 options costed; cheapest decent is a 3-bed 1-bath lock-up kit at about $204k-$380k landed, off-grid. - Off-grid power is $34k-$64k after the federal battery rebate; install before Dec 2026 to keep the full rate. - Roof water covers only 20-30% of a family's use at 400mm rainfall; a bore or river pump is likely needed. - Flood planning level at the bridge is about 126.14m AHD; rural land north of the river floods up to 0.5m in a 1% event. - Local, factory-built option: Lloyds in Wagga builds a 3-bed 1-bath 'Murrumbidgee' model, 170km away; price by quote only. ## Recommendation Cheapest decent path: a 3-bed 1-bath lock-up kit (Wholesale Homes 'Whitehaven', $52,554 kit) owner-built on a slab, about $120k-$193k for the house plus $84k-$188k to run it off-grid, so roughly $204k-$380k to move in. Shed-home shells land in the same range once windows, walls and fit-out are added; factory-built and relocated homes cost $40k-$100k more. The thing that could sink any option is flood: north of the river the floor must sit at the 1% flood plus 0.5m, which may mean a raised floor and a full DA. ## Changes - new kit-home: Wholesale Homes 'Whitehaven' 3-bed 1-bath lock-up kit - house $120,254-$192,754 (best) - new shed-home: Wide Span Sheds 'Home Sweet Home' 127m2 liveable shed, fitted as 3-bed - house $123,050-$200,250 (viable) - new kit-home: Wide Span Homes 'The Cottage' 3-bed steel kit - house $135,300-$212,300 (viable) - new kit-home: Wide Span Homes 'The Homestead' 4-bed steel kit - house $157,700-$243,700 (viable) - new transportable: Lloyds Transportable Homes 'Murrumbidgee 3 SP', 3-bed 1-bath, built in Wagga - house $221,000-$357,000 (marginal) - new shed-home: Shed Homes 'The Noosa' 3-bed Class 1a kit - house $176,700-$279,600 (marginal) - new relocated: Golden Age Homes 'Tasman' 3-bed 1-bath house for removal - house $229,000-$275,000 (marginal) - new transportable: Aveley ex-display 3-bed modular, NSW - house $238,000-$264,000 (marginal) - new modular: Parkwood 'Ramsey' 3-bed modular - house $263,000-$309,200 (no) ## Options, cheapest landed first Off-grid and site works add $84,200-$187,500 to every option. - [best] Wholesale Homes 'Whitehaven' 3-bed 1-bath lock-up kit - landed $204,454-$380,254 <https://www.wholesalehomesandsheds.com.au/home-designs/three-bedroom/whitehaven/> - [viable] Wide Span Sheds 'Home Sweet Home' 127m2 liveable shed, fitted as 3-bed - landed $207,250-$387,750 <https://www.sheds.com.au/liveable-sheds/home-sweet-home/> - [viable] Wide Span Homes 'The Cottage' 3-bed steel kit - landed $219,500-$399,800 <https://widespanhomes.com.au/kit-homes/the-cottage/> - [viable] Wide Span Homes 'The Homestead' 4-bed steel kit - landed $241,900-$431,200 <https://widespanhomes.com.au/kit-homes/the-homestead-kit-home/> - [marginal] Shed Homes 'The Noosa' 3-bed Class 1a kit - landed $260,900-$467,100 <https://shed-homes.com.au/sheds/the-noosa/> - [marginal] Lloyds Transportable Homes 'Murrumbidgee 3 SP', 3-bed 1-bath, built in Wagga - landed $305,200-$544,500 <https://www.lloydshomes.biz/home-ranges/> - [marginal] Golden Age Homes 'Tasman' 3-bed 1-bath house for removal - landed $313,200-$462,500 <https://gah.com.au/project/tasman/> - [marginal] Aveley ex-display 3-bed modular, NSW - landed $322,200-$451,500 <https://modularsales.com.au/listing/3501/> - [no] Parkwood 'Ramsey' 3-bed modular - landed $347,200-$496,700 <https://www.parkwoodhomes.com.au/project/the-ramsey-3-bedroom-modular-home/> ## Notes First run. Three research agents: house options (shed, kit, modular, transportable, relocated), off-grid systems and site works, approvals/flood/logistics. Quote-only suppliers not costed: Fair Dinkum Builds, Ranbuild, Steeline, Anchor Homes, Austam, Steelbuilt. Blocked: Gumtree, prefabulous.net.au, NSW Legislation (LEP text), Murrumbidgee Council fee schedule, BASIX help pages, Solar Choice. Excluded the optional bore ($8k-$25k) from site_costs; it is flagged under site/water supply. Rainfall assumed 400mm; two weather sites gave 183-212mm, which would make a bore essential. Lloyds house price is an estimate at $1,800-$2,800/m2 until quoted.
Nothing here is financial advice. Holdings and opinions are my own; the "agent" sections are written by an automated research skill and may be wrong. Built 2026-09-28 21:35 UTC.