Lyell
$128,990 – $171,990
Images are artist impressions and may include items that are available as upgrades. Room sizes are approximate. Inclusions may vary, check this plan's inclusions and exclusions for more details.
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The Lyell is a spacious three-bedroom home designed to provide flexibility and comfort for modern family living. A large open-plan living and dining area is complemented by a separate lounge, creating multiple spaces for relaxation, entertaining, or family activities. The three bedrooms are positioned in their own wing, with a centrally located bathroom and practical storage throughout the home. With its functional layout and generous living areas, the Lyell is well suited to growing families and those who enjoy extra space.
Choose your finish
Start here to choose the level of finish that you require.
Lyell - Shell only: what’s included
Plans, Consents & Documentation
Permit plans
Plans through council with building consent (council fees not included)
Structure & Framing
Building Wrap
Thermakraft® building wrap and tapes installed to all exterior walls
Wall Framing
H1.2 treated all wall framing timber fitted and fixed as per council plans, including pre-nailed frames, 3604 technical standard
Roof Trusses
H1.2 treated, engineer-designed, gang-nailed roof trusses to suit plan and site requirements, 3604 technical standard
Extra timber
Beams, rafters, purlins, roof and soffit framing and timber ceiling battens
Roofing
Roofing Iron
COLORSTEEL® / Colorcote® 5-rib or corrugated long-run roofing iron with all fixings and accessories. Standard colour range
Roof Underlay, Screws & Flashings
Covertek 215 self-supporting roof underlay, roofing screws, and all flashings and barge caps
Fascia
Durable fascia boards, available in treated pine or pre-finished steel with matching accessories
Guttering
Marley Stormcloud PVC guttering or Quarter Round COLORSTEEL®. Standard colour range
Downpipes
Marley PVC downpipes. White colour
Soffits
Fibre-cement soffit/eaves linings
Cladding
Cladding
Shadowclad® plywood board and batten; James Hardie Axon™ Panel; James Hardie HardiePlank® with aluminium corner; Brickworks Origin range
Windows and Doors
Windows & Glazing
FMI Fairview thermally broken, Low-E glass, double-glazed aluminium joinery. Obscure glass to bathrooms and toilets as standard. Standard colour range
Entry Door
FMI Fairview aluminium TGV front entry door. Standard colour range
Entry Door Hardware
Contemporary entry door hardware, choice of a pull handle or digital lever handle
Door Handles & Locks
Kanso colour-matched exterior handle and lock set
What’s not included
Plans, Consents & Documentation
- Resource consent - Resource consent applications and associated fees if required for your site (e.g., for non-complying activities or district plan rules)
- Consents - On site consent for site and services
- Geotechnical / site-specific engineering - Site-specific geotechnical investigation, soil testing, or specialist engineering reports. Site investigations, consents, reports
- Survey & title fees - Land surveys, title searches, or legal fees related to the property
Insulation
- No insulation is included
Interior Linings
- No interior linings are included
Interior Finishes
- Interior finishes - No interior finishes are included, such as interior doors, skirting, architraves or paint
- Cupboard and wardrobe fit-out (hanging rods & shelving) - Hanging rods and internal shelving to wardrobes
Furniture & Décor
- Window treatments - Curtains, blinds, shutters, and associated tracks or hardware
- Furniture - All furniture including beds, sofas, tables, chairs, and storage units unless otherwise stated as an inclusion
- Soft furnishings & décor - Cushions, rugs, artwork, mirrors (beyond the standard bathroom mirror), and all decorative items
Flooring
- No flooring is included
Kitchen
- No kitchen is included
Bathroom
- No bathroom fixtures or fittings are included
Laundry
- No laundry fixtures are included
Appliances
- Appliances - No appliances are included
- Refrigerator / freezer - Fridge and freezer are not supplied
- Washing machine & dryer - Laundry appliances are not supplied
- Dishwasher - Dishwasher appliance is not supplied
- Microwave - Microwave oven is not supplied
Plumbing & Electrical
- Plumbing and electrical - No plumbing or electrical installation is included, including hot water
- Hot water heating - No hot water heating is included
- Mains power connection - Connection of the home to the mains electrical supply from the boundary or meter box. The home is wired and ready for connection; the line connection itself is the customer's responsibility
- Water supply connection - Connection to mains water supply, water tank, or pump system from the boundary to the home
- Wastewater & sewage connection - Connection to mains sewage, septic tank, or effluent disposal system. Including any septic tank design, supply, and installation
- Stormwater connection - Stormwater drainage from downpipes to an approved disposal point
- Gas supply connection - LPG bottle/cylinder supply and regulator, or natural gas connection from the boundary. The home is plumbed and ready; gas supply is the customer's responsibility
- Internet, phone & fibre - Any broadband, fibre, phone line, or Sky TV connection and associated installation fees
Heating
- No heating is included
Site & Land Preparation
- Site visits - Physical site visits
- Site earthworks & levelling - Clearing, levelling, or grading of the land prior to or following installation
- Foundations & piles - Physical foundation piles, concrete slab, or sub-floor structure at the site
- Retaining walls - Any retaining walls, cut-and-fill works, or erosion control required on site
- Delivery & transportation - Transportation of the home to the site and any cranage, machinery, or access works required for placement
Outdoor & Exterior
- Decks, verandahs & outdoor stairs - External decks, verandahs, pergolas, and entry stairs unless noted in inclusions
- Driveway & paths - Driveway, footpaths, concrete pads, and hardstanding areas
- Landscaping & gardens - Lawns, planting, garden beds, topsoil, bark, irrigation, and any other landscaping works
- Fencing & gates - Boundary or privacy fencing, garden gates, and associated posts or foundations
- Garage, carport & shed - Standalone garages, carports, or sheds
- Letterbox - Letterbox and house number signage
General
- Any item not listed in the Inclusions Schedule - Only items specifically listed in your signed Inclusions Schedule are covered. If you are unsure whether something is included, please ask before signing
- Plan customisation - Any changes or upgrades to the standard plan that are significant enough to require a custom concept plan
- Material upgrades & variations - Any upgrade to a standard specification (e.g., premium cladding, stone benchtops, upgraded appliances) is available at an additional cost and must be agreed in writing
- Damage caused by third parties or site conditions - Damage resulting from site conditions, weather events, or third-party works after delivery is not covered
Lyell - Full Kitset: what’s included
Plans, Consents & Documentation
Permit plans
Plans through council with building consent (council fees not included)
Structure & Framing
Building Wrap
Thermakraft® building wrap and tapes installed to all exterior walls
Wall Framing
H1.2 treated all wall framing timber fitted and fixed as per council plans, including pre-nailed frames, 3604 technical standard
Roof Trusses
H1.2 treated, engineer-designed, gang-nailed roof trusses to suit plan and site requirements, 3604 technical standard
Extra timber
Beams, rafters, purlins, roof and soffit framing and timber ceiling battens
Insulation
Ceiling Insulation
Pink® Superbatts® R7.0 ceiling insulation
Wall Insulation
Pink® Batts® Ultra® R2.6 wall insulation
Roofing
Roofing Iron
COLORSTEEL® / Colorcote® 5-rib or corrugated long-run roofing iron with all fixings and accessories. Standard colour range
Roof Underlay, Screws & Flashings
Covertek 215 self-supporting roof underlay, roofing screws, and all flashings and barge caps
Fascia
Durable fascia boards, available in treated pine or pre-finished steel with matching accessories
Guttering
Marley Stormcloud PVC guttering or Quarter Round COLORSTEEL®. Standard colour range
Downpipes
Marley PVC downpipes. White colour
Soffits
Fibre-cement soffit/eaves linings
Cladding
Cladding
Shadowclad® plywood board and batten; James Hardie Axon™ Panel; James Hardie HardiePlank® with aluminium corner; Brickworks Origin range
Windows and Doors
Windows & Glazing
FMI Fairview thermally broken, Low-E glass, double-glazed aluminium joinery. Obscure glass to bathrooms and toilets as standard. Standard colour range
Entry Door
FMI Fairview aluminium TGV front entry door. Standard colour range
Entry Door Hardware
Contemporary entry door hardware, choice of a pull handle or digital lever handle
Door Handles & Locks
Kanso colour-matched exterior handle and lock set
Interior Linings
Ceilings
GIB® 10mm standard plasterboard
Internal Walls
GIB® 10mm standard plasterboard
GIB Aqualine® (Wet Areas)
GIB Aqualine® water-resistant linings to bathrooms
GIB Braceline® (Structural Bracing)
GIB Braceline® bracing sheets installed where specified on plans
Interior Finishes
Skirting Boards
60 x 10mm pine skirting boards
Scotia
55mm Gib Cove classic
Architraves
40mm x 10mm pine architraves to all door and window openings
Interior Doors
MDF pre-hung, pre-primed flush panel interior doors with pine jambs
Interior Door Handles
A choice of contemporary door handles, with standard and premium options available in a range of finishes
Cavity Sliding Doors
MDF pre-hung, pre-primed flush panel cavity door with pine jambs
Cavity Slider Handles
Windsor round or square cavity-suite flush pull handles. Stainless steel
Wardrobe Doors
MDF pre-primed flush panel sliding wardrobe doors with pine jambs and Robemaker hardware
Wardrobe Handles
Zenith flush 115mm pull handles to wardrobe doors
Kitchen
Kitchen Cabinetry
Peter Hay pre-assembled kitchen cabinetry with soft-close doors and drawers. Standard colour range
Kitchen Mixer Tap
Englefield Studio Pin kitchen mixer tap. Polished Chrome colour
Benchtop
High-pressure laminate benchtop. Choice of standard colours
Kitchen Sink
Häfele single bowl sink with drainer. Stainless Steel colour
Kitchen Handles
Häfele Essentials Slim Bar Handle 160mm. Chrome colour
Pull-Out Rubbish Bin
Integrated pull-out rubbish/recycling bin cabinet
Cutlery Tray
In-drawer cutlery tray insert. White colour
Bathroom
Shower Enclosure
Englefield Valencia Elite 1000 x 1000mm shower enclosure - choice of round or square profile
Slide Rail Shower
Englefield Studio Pin single-function slide rail shower. Polished Chrome colour
Bath/Shower Mixer
Englefield Studio Pin Bath/Shower Mixer. Polished Chrome colour
Bath
Englefield Valencia Drop-In Bath
Bath spout
Englefield Studio Wall-Mount Bath Spout. Polished Chrome colour
Vanity 750mm
Englefield Valencia 750mm single-bowl vanity - floor-standing or wall-hung
Basin Mixer Tap
Englefield Studio Pin Basin Mixer. Polished Chrome colour
Ensuite
Shower Enclosure
Englefield Valencia Elite 900 x 900mm shower - Alcove
Slide Rail Shower
Englefield Studio Pin single-function slide rail shower. Polished Chrome colour
Bath/Shower Mixer
Englefield Studio Pin Bath/Shower Mixer. Polished Chrome colour
Vanity 750mm Slimline
Englefield Valencia Slim 750mm single-bowl vanity. White colour
Basin Mixer Tap
Englefield Studio Pin Basin Mixer. Polished Chrome colour
Toilet Suite
Tivoli Raised Height Rimless Toilet Suite. White colour
WC
Toilet Suite
Tivoli Raised Height Rimless Toilet Suite. White colour
Laundry
Laundry Tub
Robinhood / Nouveau laundry super tub 595 with cabinet
Appliances
Cooktop
Haier 60cm cooktop. Ceramic Electric or Stainless Steel Gas
Oven
Haier 60cm oven. Stainless Steel or Black colour
Rangehood
Haier 60cm Rangehood. Stainless Steel or Black colour
Plumbing & Electrical
Hot Water Cylinder
Rheem Optima Vitreous Enamel 180L Indoor/Outdoor Hot Water Cylinder
What’s not included
Plans, Consents & Documentation
- Resource consent - Resource consent applications and associated fees if required for your site (e.g., for non-complying activities or district plan rules)
- Consents - On site consent for site and services
- Geotechnical / site-specific engineering - Site-specific geotechnical investigation, soil testing, or specialist engineering reports. Site investigations, consents, reports
- Survey & title fees - Land surveys, title searches, or legal fees related to the property
Interior Finishes
- Hanging rods and internal shelving to wardrobes
Furniture & Décor
- Window treatments - Curtains, blinds, shutters, and associated tracks or hardware
- Furniture - All furniture including beds, sofas, tables, chairs, and storage units unless otherwise stated as an inclusion
- Soft furnishings & décor - Cushions, rugs, artwork, mirrors (beyond the standard bathroom mirror), and all decorative items
Appliances
- Refrigerator / freezer - Fridge and freezer are not supplied
- Washing machine & dryer - Laundry appliances are not supplied
- Dishwasher - Dishwasher appliance is not supplied
- Microwave - Microwave oven is not supplied
Plumbing & Electrical
- Mains power connection - Connection of the home to the mains electrical supply from the boundary or meter box. The home is wired and ready for connection; the line connection itself is the customer's responsibility
- Water supply connection - Connection to mains water supply, water tank, or pump system from the boundary to the home
- Wastewater & sewage connection - Connection to mains sewage, septic tank, or effluent disposal system. Including any septic tank design, supply, and installation
- Stormwater connection - Stormwater drainage from downpipes to an approved disposal point
- Gas supply connection - LPG bottle/cylinder supply and regulator, or natural gas connection from the boundary. The home is plumbed and ready; gas supply is the customer's responsibility
- Internet, phone & fibre - Any broadband, fibre, phone line, or Sky TV connection and associated installation fees
Site & Land Preparation
- Site visits - Physical site visits
- Site earthworks & levelling - Clearing, levelling, or grading of the land prior to or following installation
- Foundations & piles - Physical foundation piles, concrete slab, or sub-floor structure at the site
- Retaining walls - Any retaining walls, cut-and-fill works, or erosion control required on site
- Delivery & transportation - Transportation of the home to the site and any cranage, machinery, or access works required for placement
Outdoor & Exterior
- Decks, verandahs & outdoor stairs - External decks, verandahs, pergolas, and entry stairs unless noted in inclusions
- Driveway & paths - Driveway, footpaths, concrete pads, and hardstanding areas
- Landscaping & gardens - Lawns, planting, garden beds, topsoil, bark, irrigation, and any other landscaping works
- Fencing & gates - Boundary or privacy fencing, garden gates, and associated posts or foundations
- Garage, carport & shed - Standalone garages, carports, or sheds
- Letterbox - Letterbox and house number signage
General
- Any item not listed in the Inclusions Schedule - Only items specifically listed in your signed Inclusions Schedule are covered. If you are unsure whether something is included, please ask before signing
- Plan customisation - Any changes or upgrades to the standard plan that are significant enough to require a custom concept plan
- Material upgrades & variations - Any upgrade to a standard specification (e.g., premium cladding, stone benchtops, upgraded appliances) is available at an additional cost and must be agreed in writing
- Damage caused by third parties or site conditions - Damage resulting from site conditions, weather events, or third-party works after delivery is not covered