2026 cost bands, Illawarra
Indicative planning ranges. The written price after a site assessment is the number that binds.
| Job | Indicative 2026 range |
|---|---|
| Small shed (colorbond or timber) | $1,500 – $4,000 |
| Single or double garage, slab included | $3,000 – $8,000 |
| Pool removal — partial fill | $8,000 – $15,000 |
| Pool removal — full dig-out | $15,000 – $30,000+ |
| Site clearing, modest suburban block | $3,000 – $8,000 |
| House demolition — single storey, good access | $18,000 – $30,000 |
| House demolition — two storey or difficult access | $28,000 – $50,000+ |
| Concrete removal | $50 – $120 per m² |
| Commercial strip out | $40 – $120 per m² |
Asbestos removal is priced separately by a licensed asbestos removalist, based on a survey. It is not included in any band above.
The four variables
1. Disposal tonnage. The single largest line in most demolition quotes. Charged by weight, split by stream — clean concrete, mixed waste, timber, metal, and asbestos-containing material each at their own rate. A house is heavier than it looks.
A quote should state the tonnage it is built on and what happens if the actual load exceeds it. "Disposal included" with no figure attached is not an inclusion.
2. Asbestos. On a pre-1990 Illawarra house, assume it until a survey says otherwise. The region's post-war housing used asbestos cement extensively across Warrawong, Cringila, Berkeley, Unanderra, Port Kembla and the older escarpment suburbs. Removal is separately licensed, adds real cost, and adds weeks to the program. The asbestos page explains the sequence.
3. Access. Genuinely a line item here. The narrow strip below the escarpment produces constrained sites — tight frontages and steep driveways through Thirroul, Bulli and Corrimal, and older parts of Wollongong and Port Kembla. Constrained access means smaller machines, more truck movements, sometimes street loading under permit.
Newer land through Dapto, West Dapto, Shell Cove and Shellharbour is the opposite.
4. Scope at the boundary. Slab, footings, driveway, retaining structures, fencing, trees. These are the items most often quietly excluded, and each is expensive to deal with after the fact.
What separated disposal saves
Material sorted on site — concrete on its own, metal separated for scrap, clean timber apart from mixed waste — disposes for meaningfully less than the same material in one mixed load, because mixed waste is the most expensive stream.
It is worth asking whether a quote assumes sorting. Two prices built on different disposal strategies are not comparable.
What a demolition quote should contain
- The disposal tonnage assumption and the over-run position
- An explicit statement on asbestos — surveyed, assumed, or excluded pending survey
- What is included at the boundary: slab, footings, driveway, fences, retaining walls
- Service disconnections — who arranges them
- The approval pathway and who is responsible for obtaining it
- Site controls — fencing, sediment, protection of adjoining property
- The condition the site is left in
- A written variation process
Where the money does not go
Machine time is rarely the dominant cost. Demolition pricing is mostly disposal, mobilisation, labour and compliance — which is why a job that takes three days on site can cost what it does, and why "it only took them two days" is not evidence of overcharging.
Next
Read council and approvals for the consent pathway, or the FAQ. For a real number, call 02 4214 4202 or send the site details through.
These figures are general information dated 2026, not a quote.
Frequently asked questions
Why do demolition quotes vary so much?
Because they contain different assumptions. The two biggest are disposal tonnage and asbestos. A quote built on an optimistic tonnage assumption, or one that has not addressed asbestos on a pre-1990 house, will look cheaper on paper and will not stay that way. Compare the assumptions before you compare the numbers.
Is asbestos removal included in these bands?
No, deliberately. Asbestos removal is separately licensed work, quoted by a licensed asbestos removalist, and the cost depends on the material, the quantity and its condition. Folding an estimate for it into a demolition band would give you a number that means nothing. It is shown as its own variable for that reason.
What is the cheapest way to demolish a house?
Getting the approvals and disconnections done early so nothing sits idle, allowing the material to be sorted rather than mixed, and salvaging anything genuinely worth salvaging beforehand. What does not save money is choosing a quote that has left something out — that cost arrives later with less negotiating room.
Do I pay a deposit?
Deposit and progress payment arrangements vary by contractor and by the size of the job, and for residential building work in NSW there are statutory limits on deposits. Check the current position with NSW Fair Trading, and be cautious about large up-front payments. Payments tied to completed stages are the normal structure.
Does the price change once work starts?
It can, and the honest answer is that demolition has more legitimate unknowns than most trades — what is inside a wall, what is under a slab, how much the load actually weighs. That is why the quote needs a written variation process. What should not happen is a variation for something that was visible on the site assessment.