Photography: Louise Roche
For their ninth dream home, building and design duo, Sarah and Heather of Oak and Orange landed on the NSW Central Coast. Sarah and her builder husband, also part of the Oak & Orange team, embarked on a knockdown rebuild in beachside suburb Norah Head, to create a stylish coastal family retreat.
Here, Sarah shares her building journey, expertise, insights, design inspiration, products and materials.
Why choose a new build over a renovation?
The team replaced an outdated three bedroom red brick house with a modern coastal home. Sarah and her husband chose to build new for complete design control, cost predictability, and a full seven-year builder’s warranty. The prime location – just 400 metres from the beach, close to cafes, parks, and only a 1.5 hour drive to Sydney– was a key attraction.
“Building new allowed for custom design flexibility, modern finishes, energy efficiency, greater resale appeal and cost predictability,” says Sarah. “Renovations can uncover hidden problems that quickly blow the budget. A new build provided much more clarity and control over costs from the outset.”
The couple wanted to design the home for both family enjoyment and also future resale, featuring luxury touches like rear yard access and a wine room.
Choosing the right team makes all the difference in ensuring your project runs smoothly and delivers a home you’ll love.
Sarah
How to plan your new build
Work started on ‘Mariote 45’ long before a shovel hit the ground. “We kicked things off with a mood board to define the look and feel we wanted – this helped guide our selections and kept the style cohesive throughout,” explains Sarah. “We also used our New Home Planner to stay organised and track everything from finishes to supplier contacts.” The project navigated a DA process, with Better Built Homes overseeing all the technical requirements.
“Our builder organised the structural engineer, private certifier, and any necessary documentation for approval, which really simplified the process for us.” Long council wait times can prove to be a blessing in disguise and Sarah advises using the time to finalise selections and gather quotes, saving precious time later.
As well as the planner, Sarah also followed the Oak & Orange Selections Made Simple system for her own home; it’s a step-by-step approach that they use to teach others how to tackle the decisions that come with building a home without feeling overwhelmed.
Coming up with the vision
For this home, the location inspired the look and feel. “Our vision was to create a modern luxe coastal retreat that feels both warm and elegant, with just the right amount of wow factor,” says Sarah. “We wanted the interiors to feel calm and timeless, so we selected a neutral palette inspired by the surrounding landscape.”
Warm whites, sandy tones, and layered textures evoke relaxed coastal style. “Every detail was carefully considered, from high-end finishes to the practical layout.”
Adding property value to your new build
Several features were thoughtfully included to enhance buyer appeal and property value. “Based on expert advice from McGrath Toukley, we added rear yard access – ideal for storing a boat or caravan – resonating with local buyers,” says Sarah.
“Some of the other luxury highlights include a wine room, a pool, a central open timber staircase that makes for a striking focal point, four ensuite bathrooms, and fully integrated kitchen appliances, balancing luxury with practicality.”
Finding a builder
“This project was a collaboration between myself, my husband, and Better Built Homes, who helped bring the custom ‘Mariote 45’ to life,” says Sarah, who advises you research builders thoroughly. “Read reviews on platforms like Product Review, look at recent builds, and consider whether the builder has been recognised by the industry.
For example, Better Built Homes was awarded ‘Most Professional Builder in Australia by the HIA for 2025’. Awards like these give credibility to a builder and added peace of mind when making your decision. We also recommend checking out the builder’s iCIRT rating – a new independent star-rating system designed to help identify trustworthy, professional builders.” They also worked closely with McGrath Toukley, whose local market knowledge played a key role.
How much does a new build cost?
Sarah’s biggest tip? Price everything at the beginning. “This is especially important if you’re borrowing funds from the bank, as you want to make sure you’ve allowed enough to complete the entire project,” says
Sarah.
“Too often people forget to include essentials like landscaping or window furnishings, leaving them short when it’s time to finish the home. If you’re building with a project home builder, you’ll need to
budget for more than just the base price,” she adds.
For the same level of finish as this home, Sarah advises allowing for an extra 30 to 40 per cent for upgrades and finishes. “If you’re working with a custom builder, most upgrades are usually included, but it’s still worth double-checking what’s covered.”
For this project, the total cost was $1,600,000. Here’s the budget breakdown:
- House construction: 88%
- Pool: 6%
- Landscaping: 4%
- Window coverings: 2%
Making your new build sustainable
There are a number of sustainable design elements used for this home, to help improve energy efficiency, reduce environmental impact, and align with BASIX (Building Sustainability Index) requirements in NSW, including passive solar design, waterefficient fixtures, solar panels, rainwater tanks, energy-efficient glazing, energy-efficient appliances, and light-coloured roof.
Exterior and landscaping a new build
Like the interior of the home, the exterior and landscaping also reflects the beach locale, with plenty of texture and sandy hues. “We used James Hardie ‘Oblique’ cladding in Pebble Bay Quarter, ‘Cordillera’ wall cladding, and Color Tile ‘Enzo Sand’ alfresco tiles to create a timeless, textured exterior,” says Sarah. “A heated outdoor pool was designed early on and included from the start of the build. It’s framed by a curved rendered privacy wall, fully tiled surrounds, and sleek strip drains that handle water runoff, while maintaining a clean, minimalist look – essential given the drainage challenges of tiling around a pool.”
Design Oak & Orange, oakandorange.com.au
Source Book
Builder Better Built Homes, betterbuilthomes.com.au
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