yea steve only thing I can really say is do you home work on builders ive had mates build with a few various first home builders and theyve all said never again affordable being one of the main ones, usualy the sale process is smooth and easy but the construction is riddled with problems also dont forget to cost in for site works, up in the hills you can be up for ALOT spesh with the clay in the soil an that also. and also little tip for anyone out there thers only 3 builders going forward in this market at the moment so u should be able to screw some of them for a decent deal being that theyr all like vultures at the mo, appart from that enjoy it and dont rush it ive been hunting for decent land and the design I want since january