Custom Home Designers & Builders

Discover First-Hand What It's Like Working With Tullipan Homes

Custom Homes

Custom Homes

Design & Construction


Tullipan Homes is an award-winning design and construction company specialising in the development of residential homes on sloping sites. Our in-house team of building designers and construction expertise enable us to deliver stunning cost effective homes with unique architectural features from first concept to project delivery. Our goal is to enhance the natural features of your land and viewpoints and to work with you to design a home suited to your specific lifestyle requirements. Our integrated design and construction service allows you to have your project managed by us from start to finish, avoiding the usual hassles associated with engaging a separate architect and builder.


Through providing this customisable service, we strive to deliver a unique site-specific home design on a project home budget. We consider a custom home design to be either:

  • A modified version of one of our established brochure home designs suitable for all block types.
  • A new custom design that is conceptualised and brought to life by Tullipan Homes, this is inclusive of a complimentary design and tender consultation.
  • Your own custom design externally prepared by a draftsperson/architect, we offer to work alongside your architect from the initial concept to provide advice on buildability or review your previously completed plans. The final design which is agreed upon will be issued for pricing where we will provide a detailed itemised tender.


Our in-house team of building designers envision your dream home together in our consultation process. Collectively we will establish your specific brief that entails all the unique elements of your vision and what you wish our design to achieve. Through this consultation, combined with our established design principles and extensive experience working on sloping sites, we can assure our design team will develop an ideal set of plans.


Our clients trust us to execute their visions daily, and we have demonstrated experience working throughout the Central Coast, Sydney and Hunter Regions for over 50 years cementing in our reputation. 


Our Building Process More MoreClose Close/

Step 1

To start the building process, we will require a detailed contour survey of your proposed Home site. A complete survey will include;

  • Datum & all levels recorded to AHD (Australian Height Datum)”
  • Location of all existing structures, Driveway, Paths, Out structures etc
  • Location of services, kerb & gutter levels
  • Adjoining neighbours dwelling positions - floor levels & window positions etc
  • Location of any existing trees on site
  • All included on the survey to create a satisfactory site analysis plan

All of the above are included to create a satisfactory site analysis plan. Should you wish to engage our company to provide this service, please contact our sales consultant who can discuss this process with you.

Once a survey becomes available, we can arrange a meeting with either of our sales consultants to start gathering design concepts and ideas.

Step 2

Once you have met with one of our consultants and discussed your budget and design ideas, a design fee will apply. For that fee you will receive custom designed floor plans, front elevation & site plan.

Step 3

Once you are happy with the concept plans, we will prepare and present to you a detailed tender document. There are advantages to Tullipan Homes tendering on your home. Our tendering process involves a thorough quantity take off, breaking down your design into a detailed bill of quantities to which we apply our competitive scale of trade and material rates. All costing is calculated in-house, enabling us to keep a harness on all rates, keeping our costing consistent. This method of costing is quite separate to that applied to custom homes by the majority of small builders who generally rely on their sub contractors and suppliers to cost the bulk of your new home design.

Step 4

Once you have agreed on the design, tender, inclusions and pricing of your new home, you then need to sign a HIA preliminary agreement form. At this stage you will be required to pay an acceptance fee which will be detailed on the last page of our Tender document.

Step 5

Tullipan homes will then carry out the below in preparation for the DA submission to council:

  • Draft a detailed set of Plans for submission to Council,
  • Prepare a Statement of environmental effects
  • Complete a BASIX & nathers energy assessment
  • Arrange structural engineer details etc

We liaise with outside consultants to gather any additional reports. The likes of ;

  • Hydraulic drainage design,
  • Bushfire reports,
  • Tree reports,
  • Landscaping design etc as required by council.

Once a complete submission is achieved, we then lodge all necessary documentation to council for approval.

Step 6

Once we have met all of council's requirements and your new home has been approved, we will arrange a pre-contract meeting to discuss any of your requirements to bolt down the final details of the contract. A contract is then prepared and presented for your final approval and signature. Construction of your new home will then commence.

Schedule of Finishes/Design Changes More MoreClose Close/

The selection of quality inclusions for the fitout of your home is unrestrained. Tullipan Homes has the ability to source any building product available in today's market and can tailor your design to accommodate the latest building products and services.

Tullipan Homes Offer access to qualified suppliers of: kitchen cupboards, PC items, white goods, ceramic tiles and the like. Our suppliers are handpicked for their level of service and quality.

Access to these suppliers enables our clients to customise their inclusions. The sales staff will guide you through your selections and are trained to accommodate the specific requirements of each individual client, catering for your own personal flair and budget.

Click here for a detailed list of our standard inclusions

Your New Build Journey Starts Here

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