Buying land is exciting, but it pays to slow down and check the fundamentals. A thorough assessment before purchase can save you from expensive surprises and help you budget accurately for your build.
We've seen too many Adelaide families rush into land purchases only to discover issues that blow their budget or limit what they can build. A few hundred dollars spent on proper checks can save tens of thousands.
Physical Characteristics
Slope and levels: Walk the block. Is it flat, gently sloping, or steep? Slopes add cost - retaining walls, split-level designs, and additional engineering. Even a 1-2 metre fall across a block can add $20,000+ to your build.
Orientation: Where is north? In Adelaide, north-facing living areas capture winter sun and can be shaded in summer. East or west-facing blocks require more design work to achieve good passive solar performance.
Size and shape: Is the block wide enough for your desired home? Narrow blocks (under 12m) limit design options. Corner blocks offer flexibility but may have more streetscape requirements.
Drainage: Does water naturally flow away from the building area? Low-lying areas or blocks that collect water from neighbours need drainage solutions. Visit after rain if possible.
Trees and vegetation: Are there significant trees? In Adelaide, regulated and significant trees can't be removed without council approval - and sometimes not at all. Tree locations may dictate where you can build.
Underground Considerations
Soil type: Get a soil test ($300-$500). This determines your foundation requirements. Reactive clay soils are common in Adelaide and require engineered foundations.
Fill history: Has the block been filled? Filled land needs to be compacted properly or it will settle. Uncontrolled fill can add significant cost to foundations.
Rock: In Adelaide's foothills and some coastal areas, rock can be close to the surface. Excavating rock is expensive - $100-$200+ per cubic metre.
Water table: Is groundwater close to the surface? This can affect foundation design and basement feasibility.
Legal and Planning Checks
Easements: Check the title for easements. Sewer easements, stormwater easements, and right-of-way easements restrict where you can build. Some easements run through the middle of otherwise attractive blocks.
Covenants: New estates often have covenants controlling building size, materials, colours, and setbacks. These can be more restrictive than council rules. Read them carefully.
Zone and overlays: Check the planning zone on PlanSA. Overlays for character, heritage, flooding, or bushfire can significantly affect what you can build and how much it costs.
Encumbrances: Are there any other registered interests on the title? Your conveyancer should identify these, but it's worth understanding what they mean for your build.
Services and Access
Service connections: Are power, water, gas, sewer, and telecommunications available at the boundary? Connection costs are minimal. If services need to be extended, costs escalate quickly.
Crossover location: Where will your driveway connect to the street? Is there existing crossover, or will you need council approval for a new one? Are there any obstructions (power poles, trees, stormwater pits)?
Construction access: Can trucks and equipment access the site? Narrow driveways, low power lines, and established landscaping can complicate construction logistics.
How BuildPilot Helps
- •Walk through blocks with you to identify potential issues
- •Coordinate soil tests and explain what results mean
- •Review contracts of sale for red flags
- •Estimate realistic site costs before you commit
Common Questions
You can do initial checks yourself - walking the block, checking slope, looking for drainage issues, and reviewing the contract of sale. But professional assessments (soil test, surveyor check of boundaries, planning review) are worth the investment for any significant purchase.
Related Guidance
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