How Much Does a DA Actually Cost? The Honest Answer Every Aussie Homeowner Needs

So you've finally decided to build that extension, add a granny flat, or put in the pool you've been talking about since 2019. You've done the exciting part — browsed Pinterest, argued with your partner about floor tiles, maybe even sketched something on a napkin.

Then someone says: "Have you got your DA sorted?"

And suddenly you're down a rabbit hole of council websites, planning portals, and forum posts from 2016 that are so out of date they're basically useless. Everyone seems to have a different number. "It cost us $800." "We paid $14,000." "Our architect quoted what?!"

Here's the honest truth: a DA doesn't have a fixed price. But that doesn't mean you can't get a realistic picture before you commit. This guide will walk you through what you'll actually pay, what the variables are, and — importantly — where people overspend without realising it.

First Up: What Are You Actually Paying For?

A Development Application isn't a single fee. It's a stack of costs that build up over the process, and most people only budget for the council part. That's the first mistake.

Your total DA spend typically includes:

• Council application fees (the one everyone knows about)

• Architect or draftsperson fees (plans and documentation)

• Town planner fees (if you need someone to manage it)

• Specialist consultant reports (the ones that blindside people)

• Section 7.11 / infrastructure contributions (on bigger projects)

• Construction certificate fees (often forgotten until it's too late)

Let's go through each one.

1. Council Application Fees

This is the fee you pay to lodge your DA with council. It's calculated as a percentage of your Estimated Development Cost (EDC) — basically, how much your build is going to cost.

In NSW (and similar in most states), the sliding scale looks roughly like this:

Estimated Development Cost	Approximate Council Fee
Up to $5,000	$110
$5,001 – $50,000	$170 + $3 per $1,000 over $5k
$50,001 – $250,000	$352 + $3.64 per $1,000 over $50k
$250,001 – $500,000	$1,079 + $2.34 per $1,000 over $250k
$500,001 – $1,000,000	$1,664 + $1.64 per $1,000 over $500k
Over $1,000,000	$2,489 + $1.44 per $1,000 over $1m

So for a $200,000 project, your council fee alone is roughly $710–$900, depending on your council.

Important: This is just the lodgement fee. It is not the total cost of your DA. Not even close.

2. Architect or Draftsperson Fees

Before you can even lodge a DA, you need plans. Professional, proper plans — not your napkin sketch.

This is usually your biggest single cost, and it varies enormously depending on the complexity of your project and who you hire.

Draftsperson (drafting company): Suitable for straightforward projects — single-storey extensions, decks, garages, granny flats. Typically $2,000–$8,000 for residential work.

Architect: Better for two-storey builds, unusual sites, or anything that needs design creativity or heritage consideration. Expect $8,000–$25,000+ for a residential DA. Some architects charge a percentage of build cost (usually 8–15%).

The truth about cheap plans: You get what you pay for. Poorly prepared plans are the single biggest reason DAs get delayed or refused. Council will come back with Requests for Information (RFIs), you'll need to revise and re-submit, and suddenly you've lost three months. Good plans save you more than they cost.

3. Town Planner Fees

You don't always need a town planner. But for anything complicated — heritage overlays, bushfire zones, flood constraints, dual occupancy, or if you've already been knocked back once — a good planner is worth every dollar.

Town planners typically charge:

• $150–$300 per hour, or

• $2,000–$15,000 fixed fee for a full DA management package

What they do: prepare your Statement of Environmental Effects (SEE), manage the council correspondence, attend any meetings, and reduce the chance of refusal or endless back-and-forth.

For a standard residential DA, a planner might add $2,000–$5,000 to your bill. For complex sites? More. But they can also shave months off your timeline.

4. The Reports Nobody Warns You About

This is where people get genuinely blindsided. Depending on your site, council may require specialist reports as part of your application. These aren't optional — if council asks for them and you don't provide them, your DA stalls.

Common ones:

Report	When You'll Need It	Typical Cost
Statement of Environmental Effects (SEE)	Almost always for residential DAs	$1,500–$4,000
Bushfire Attack Level (BAL) assessment	BAL-rated land	$700–$2,000
Flood or stormwater assessment	Flood-prone land	$1,500–$4,000
Acoustic / noise report	Near busy roads, restaurants, entertainment venues	$2,000–$4,000
Geotechnical / soil report	Sloping blocks, reactive soils	$1,500–$4,500
Heritage impact statement	Heritage-listed properties or conservation areas	$2,500–$8,000
Traffic / parking assessment	Larger developments	$2,000–$7,000
BASIX Certificate (NSW)	New dwellings and major renovations in NSW	$200–$600
Landscape plan	Many residential DAs	$800–$2,500

You might need one of these. You might need four. Your architect or planner should be able to flag which ones apply to your site before you start.

5. Infrastructure Contributions (Section 7.11 / State Contributions)

For larger projects — new dwellings, granny flats, subdivisions — councils can charge Section 7.11 contributions (called different things in different states) to fund local infrastructure like roads, parks, and community facilities.

These can range from a few thousand dollars to $20,000–$50,000+ for new dwellings in some areas. They're billed as a condition of your consent, not at lodgement, so they can catch people off guard.

Small projects like sheds, decks, and extensions don't usually attract these contributions, but anything involving a new dwelling or a change in the number of dwellings on a lot absolutely can.

6. Construction Certificate (CC) Fees

Here's one that often gets completely forgotten in the initial budget.

After your DA is approved, you still need a Construction Certificate before building can start. This is either issued by council or a private certifier, and it confirms your detailed plans comply with the Building Code of Australia.

CC fees are roughly 0.5–1% of your estimated build cost. On a $300,000 project, that's another $1,500–$3,000 on top of everything else.

What Does It All Add Up To? Real Figures by Project Type

Let's be concrete. Here's a rough all-in guide for common projects in a metro area:

Small deck or pergola

(Build cost ~$20,000–$40,000)

• Council fee: ~$200–$350

• Draftsperson: $1,500–$3,000

• SEE: $1,000–$1,500

• Construction certificate: ~$300–$500

• Total: $3,000–$5,500

Single-storey extension

(Build cost ~$150,000–$250,000)

• Council fee: ~$600–$1,000

• Draftsperson/architect: $4,000–$10,000

• SEE: $1,500–$3,000

• Site reports (if required): $1,000–$4,000

• Construction certificate: $1,000–$1,500

• Total: $8,000–$19,500

Granny flat (secondary dwelling)

(Build cost ~$150,000–$300,000)

• Council fee: ~$600–$1,200

• Plans: $4,000–$8,000

• SEE: $1,500–$3,000

• BASIX (NSW): $300

• Site reports: $500–$3,000

• Infrastructure contributions (if applicable): $5,000–$15,000

• Construction certificate: $1,000–$2,000

• Total: $13,000–$33,000 (without infra contributions at the low end)

Two-storey addition or new home

(Build cost ~$400,000–$700,000)

• Council fee: ~$1,500–$2,500

• Architect: $12,000–$30,000

• Town planner: $3,000–$8,000

• Reports (SEE, BAL, BASIX, landscape): $3,000–$10,000

• Infrastructure contributions: $10,000–$30,000+

• Construction certificate: $2,000–$5,000

• Total: $31,500–$85,500+

Yes, that's a wide range. Your project, your site, your council — it all matters.

CDC vs DA: Is the Fast Track Actually Cheaper?

A Complying Development Certificate (CDC) — the fast-track alternative — is often cheaper and faster than a full DA, when your project qualifies. But only when it qualifies.

CDC typical all-in costs (residential): $3,000–$15,000 CDC typical timeline: 10–25 business days (compared to 2–6+ months for a DA)

The catch? Your project has to tick every single box in the planning codes. One non-compliance — even 50mm over a setback — and you're back to a DA. The money you paid for CDC plans is largely wasted.

That's why the first step is always working out which pathway applies to your project. Spending a few hundred dollars on a pathway assessment before you commission plans can save you thousands.

What Makes a DA More Expensive?

Some projects just cost more to get approved, full stop. Common reasons:

Heritage listing. If your property is heritage-listed or in a conservation area, expect a heritage impact statement ($2,500–$8,000) and more time in council assessment.

Bushfire-prone land. A BAL assessment is required, plus your plans may need to meet specific construction standards that add to build costs.

Flood affectation. Stormwater and flood reports add cost, and council may impose conditions (floor levels, materials) that affect your design.

Sloping block. More structural engineering, possible geotechnical report, retaining wall designs.

Heritage suburb or character overlay. Even if your property isn't heritage-listed, being in a heritage conservation area changes what council will accept — and often means more back-and-forth.

Neighbour objections. If your neighbours object during the notification period, council may hold a hearing, request design modifications, or take longer to assess. Not a direct cost, but it can add months to your timeline — and time costs money on any project with finance attached.

How to Keep Costs Down (Without Cutting Corners)

Get a pre-DA meeting with council. Most councils offer free pre-lodgement advice. One hour with a planner can identify exactly what reports you'll need and what potential red flags exist. This alone can save you thousands.

Use a good set of plans the first time. Revisions cost money. Getting your plans right at the start — with an experienced architect or draftsperson who knows your council's quirks — beats submitting something cheap and resubmitting three times.

Know your pathway before commissioning plans. Is your project actually a CDC? Find out before you spend $6,000 on full DA-ready plans.

Bundle reports where you can. Some consultants (stormwater, geotechnical, landscape) can be engaged through your architect's network and bundled for a lower fee.

Don't go it alone on complex sites. A town planner on a heritage or constrained site is an investment, not a luxury. Their fee is usually recovered in time saved.

What About State Differences?

The framework is broadly similar across Australia, but the details vary — particularly the terminology, the fee scales, and what reports are mandatory.

NSW uses the NSW Planning Portal for all DAs. Fees follow the Environmental Planning and Assessment Regulation 2021. BASIX Certificates are mandatory for new dwellings and major renovations.

Victoria calls it a Planning Permit, not a DA. Fees are calculated differently — generally around $1,400 for a standard application, with a separate fee scale for larger projects. VicSmart applications (for low-impact work) typically cost around $200 and have a 10-business-day assessment target.

Queensland uses the Planning Act 2016. Code-assessable development (the equivalent of CDC) is cheaper and faster. Impact-assessable (the equivalent of DA) attracts higher fees and longer timelines. South East QLD has a target of 40 days from lodgement.

WA assesses via local government (council) or the WA Planning Commission depending on project scale. Residential DAs through local council are similar in cost structure to NSW.

SA uses the ePlanning portal (PlanSA) — one of the more streamlined digital systems in the country.

For your specific state rules, head to the Do I Need a DA? section of our site.

The Bottom Line: Budget Realistically

Here's a simple way to think about it:

• Small and simple projects (deck, garage, small extension): Allow $3,000–$8,000 in DA costs

• Medium residential projects (extension, granny flat): Allow $10,000–$25,000

• Larger projects (new build, two-storey, dual occupancy): Allow $25,000–$80,000+

And always add a 15–20% buffer. There is almost always something unexpected.

The other important thing to factor in: time. A DA in NSW currently takes an average of 89 days (and that's for a well-prepared application). In Victoria it's closer to 134 days. That's time you might be paying rent elsewhere, or carrying finance on a construction loan. Time is money, and a well-prepared DA application is your best defence against blowing out either.

Not Sure Where to Start?

If you're not sure whether your project needs a DA, qualifies for fast-track CDC, or might even be exempt altogether — that's exactly what DAPlanningMate is here for.

Start with our Do I Need a DA? topic guides — free, state-specific, and written in actual English.

Or if you're ready for a personalised breakdown — including your likely approval pathway, a cost and timeline guide, and a project checklist tailored to your address — check out our DA Packs.

Because the worst time to find out what your DA is going to cost is halfway through it.

DAPlanningMate provides general planning guidance that is thorough and regularly updated, but it should not be relied upon as legal, planning, or professional advice. Fees and timeframes vary by council and change over time — always verify with your local council or a qualified planning professional.