One of the most common experiences people have when buying a new build property is a version of the same story. They see a beautiful show home. They fall in love with the kitchen, the bathroom, the wardrobes, the way the light falls through the windows. They reserve. And then, gradually, the extras list appears.
The worktop upgrade. The tiling above the standard height. The wardrobes that were in the show home but are not in the base specification. The shower that is actually a premium option. By the time the list is complete, the gap between the price they reserved at and the home they thought they were buying can be significant.
This is so common in the new build industry that many buyers simply accept it as part of the process. It should not be. And it does not have to be.
This guide is designed to help you ask the right questions before you reserve, so you know exactly what you are getting and what you are paying.
Why the Extras Problem Exists
To understand why this happens, it helps to understand how volume housebuilders think about pricing.
The advertised price of a new build home is typically the base specification price. The base specification is functional. It meets building regulations. It is not embarrassing. But it is not what the show home looks like, and it is often a long way from what most buyers actually want.
Developers know this. They price the base specification at a level that looks competitive, and then they recoup margin through the extras process. It is not dishonest, exactly, but it is structured in a way that makes comparison shopping very difficult, because the homes you are comparing are not actually comparable once you add what you really want.
The result is that buyers often end up spending significantly more than they planned, or they move into a home that does not quite feel like the one they fell in love with.
The Questions to Ask Before You Reserve
Before you reserve any new build property, these are the questions worth asking clearly and getting clear answers to.
Is what I see in the show home included in the base price? Get a specific answer to this, not a general reassurance. Walk around the show home and ask about specific items. The kitchen worktops. The tiling. The wardrobes. The bathroom fittings. The flooring. The light fittings. The mirrors.
What tile ranges are included, and does the price change between them? Some developers offer multiple tile ranges but charge differently depending on which you choose. Others include all ranges at the same price. This matters.
Are the wardrobes included? Built-in wardrobes are standard in some developments and a premium extra in others. If they are included, what choice do you have over the finish and internal configuration?
What is the shower specification? There is a considerable difference between a basic shower enclosure and a properly specified dual-function shower system. Ask specifically.
Are mirrors included in the bathrooms? This sounds like a small question. It is not, particularly when the answer is no and the mirrors you need are heated and demisted electric units.
What are the door and hardware finishes? Internal doors, handles, and finishes vary significantly between base and upgraded specifications. Hardwood internal doors are genuinely unusual in new builds. If a developer includes them as standard, that is worth knowing.
What is the kitchen specification? Where are the kitchens sourced from? What choice do you have over the finish and colour? Is there a cost difference between the options?
What is a personalisation extra versus a structural extra? Some things genuinely cannot be included at a fixed price because they are completely individual choices. A premium cooker. A bespoke tile pattern. These are reasonable extras. The question is whether the base specification is genuinely complete without them, or whether it is artificially stripped down to make the headline price look lower.
What a Genuinely Inclusive Specification Looks Like
At Easy Living Homes, we made a deliberate decision when we started building residential properties that we were not going to play the extras game.
Everything that appears in our homes as standard is included in the price you see. That means luxury kitchens sourced from Bauformat in Germany. Dual shower systems in every shower enclosure, with a rain head above and a handheld below. Hardwood internal doors and finishes throughout, which is virtually unique among new build developers. Heated and demisted mirrors in the bathrooms. Four tile ranges available for your bathrooms and en-suites, with no price difference between them. Bespoke wardrobe options for the bedrooms, with choice over finish and configuration.
When people come to our developments for the first time, particularly if they have looked at other new builds recently, the reaction when they discover all of this is included is fairly consistent. They look for the extras list. There is not one. Not for these things.
There are personalisation options, of course. If you want a specific cooker tap, or a finish that is outside our standard ranges, we can usually accommodate that. But those are genuinely optional additions to an already complete specification, not essential items that the base price strips out.
Why This Matters More Than People Realise
Beyond the financial implications, which are real, buying a new build with a genuinely inclusive specification has a psychological benefit that is easy to underestimate.
When you move in, you move into the home you thought you were buying. There is no list of things you compromised on. There is no quiet awareness that if you had paid a bit more you would have had the kitchen you actually wanted. You move in and it is complete.
We think that matters. And based on what our buyers tell us, they think it matters too.
If you are currently comparing new build developments and trying to make sense of what you are actually getting for your money, we are always happy to talk you through our specification in detail. There are no surprises. Which is rather the point.