Reading a Builder's Price List: What's Actually Included in the Base Price
The number on the price sheet isn't what you'll pay. Here's every line item builders add on top — and which ones are worth negotiating before you sign.
7 min read
The price on a builder's sales sheet is an anchor, not a quote. By the time premiums, parking, a locker and development charges are added, two buyers comparing a "cheaper" project against a "pricier" one on base price alone can end up with the ranking backwards once the full worksheet is on the table.
Premiums stacked on top of the base price
- Floor premium — higher floors typically cost more per square foot, sometimes by a set amount per level.
- View and exposure premium — a clear view or preferred exposure (south, waterfront, park-facing) can add a meaningful amount over an equivalent unit facing a wall or parking podium.
- Corner and end-unit premiums — extra windows and layout usually come with an added cost on both condos and towns.
- Parking and locker — on condos these are very often sold separately from the unit, sometimes bundled in as a limited-time incentive rather than included as standard.
Development charges and levies
Municipal development charges, education levies and similar government charges are usually passed through to the buyer, and if your agreement doesn't cap them, you can be on the hook for whatever the actual charges turn out to be by closing — which can move considerably over a multi-year build. Negotiating a fixed cap on these charges before you sign is one of the highest-value asks on the entire agreement.
Upgrades versus what's actually included
Every unit ships with a standard finish package — flooring, countertops, cabinetry, appliances at a baseline spec. The design centre catalogue on top of that is where budgets balloon if it isn't planned for ahead of time. Ask for the standard spec sheet in writing and treat the design centre as optional spending you're choosing to add, not a hidden requirement.
Reading the full worksheet, not just the price sheet
| Line item | Typically | Worth negotiating? |
|---|---|---|
| Base price | The advertised starting price | Sometimes, especially in slower-selling phases |
| Parking / locker | Sold separately on condos | Often included as an incentive — ask |
| Development charge cap | Uncapped unless negotiated | Yes — one of the highest-value asks |
| Occupancy fee estimate | Interest + taxes + common expenses, estimated | Ask for the exact formula in writing |
| Assignment fee | Set by the builder if assignment is permitted at all | Sometimes waived or reduced as an incentive |
Andy's Take
The comparison I see buyers get wrong most often is picking the lower base price between two projects without pulling the full worksheet on both. A project with a higher list price but a capped development charge and parking included can easily land cheaper at closing than the "deal" next door. Always ask for the all-in number, not the sales sheet number, before you decide anything is actually cheaper.
Ask for a full closing-cost worksheet in writing before you sign anything, and have a real estate lawyer review the development charge cap clause specifically — this is general information, not a substitute for that review.
Andy Nagpal · 380 Wellington Street, Tower B, 6th Floor, Suite A, London, ON N6A 5B5 · 548 490 4577
Andy Nagpal is a Real Estate Broker registered with the Real Estate Council of Ontario (RECO) under the Trust in Real Estate Services Act, 2002, trading as eXp Realty, Brokerage. Pre-construction pricing, incentives, deposit structures and availability are set by the builder and are subject to change or withdrawal without notice. E. & O.E. This is not an offer for sale; any such offer can only be made with a builder's disclosure statement and agreement of purchase and sale. Not intended to solicit buyers or sellers currently under contract with another brokerage.