Land that looks ready to build on may not actually be ready to live in. Each utility — water, sewer, electricity, telecommunications, gas where it's still permitted — has to be physically connected to the lot, and the connection is rarely free. In greenfield estates, developers usually pre-install services to the lot boundary and the price of the lot reflects "headworks" or developer charges in the tens of thousands. In infill and rural-residential, the buyer often has to extend services to the boundary themselves. Some lots are unserviceable for one or more utilities — and the seller doesn't have to volunteer that information.

Water and sewer are administered by state-monopoly authorities. In NSW, Sydney Water issues a Section 73 Compliance Certificate confirming a lot can be serviced, and the application is usually managed by a licensed Water Servicing Coordinator (WSC). Hunter Water handles the Newcastle and Lower Hunter area. Victoria has three Melbourne retailers (Yarra Valley Water, South East Water, Greater Western Water) plus regional authorities. Queensland has Urban Utilities for South East Queensland, Unitywater for the Sunshine Coast and Moreton Bay, and regional councils elsewhere. WA uses Water Corporation. SA Water, TasWater, ACT's Icon Water and NT's Power and Water Corporation handle their respective jurisdictions. Boundary connection costs typically run $5,000–$15,000 for water and sewer combined in urban settings; pump-out or pressure sewer systems where gravity isn't possible add $8,000–$25,000.

For unsewered lots — common in rural-residential — on-site wastewater is required. A Land Capability Assessment by an environmental consultant ($1,500–$4,500) determines what's feasible. An AWTS (aerated wastewater treatment system) is typically $15,000–$30,000 installed; a conventional septic system $8,000–$15,000. Most councils now require AWTS rather than septic on new builds.

Electricity comes through state distributors — Ausgrid, Endeavour and Essential in NSW; CitiPower, Powercor, AusNet and others in Victoria; Energex and Ergon in Queensland; Western Power in WA; SA Power Networks; TasNetworks; Evoenergy in the ACT; Power and Water in NT. A typical urban boundary connection costs $1,500–$5,000; long rural extensions can exceed $30,000–$100,000+. Three-phase power is often needed for large air-conditioning loads, EV chargers, workshops or residential lifts; upgrading from single to three-phase typically adds $3,000–$10,000+. Overhead versus underground affects both cost and aesthetics; underground services from the front pole or pillar typically add $2,500–$8,000.

Gas reticulation availability is shrinking. Victoria banned new mains-gas connections for new homes requiring planning permits from 1 January 2024. The ACT has signalled an all-electric direction for new builds. Outside these jurisdictions, mains gas remains available where the network exists, but it's typically only present in established urban areas. Many new lots — especially in regional areas and on smaller estates — never get reticulated gas; LPG bottles or all-electric are the alternatives. Where gas is available and permitted, connection typically runs $1,500–$5,000.

NBN is the national fixed broadband infrastructure. New developments are covered by the Telecommunications in New Developments (TIND) policy, which obliges developers to arrange connection. The technology type at the address matters: FTTP (full fibre to the premises) is the gold standard, with HFC and FTTC as middle tiers and FTTN, fixed wireless and satellite (Sky Muster) as fallbacks for some areas. The Technology Choice Program lets a buyer upgrade an individual lot to FTTP at the buyer's cost — typically $5,000–$15,000+ depending on distance from the existing fibre.

Questions worth asking the seller:

  • Are all four utilities (water, sewer, power, NBN) connected to the lot boundary, or do they need extension?
  • What is the headworks, developer contribution or Section 73 fee, and to whom?
  • Is the sewer connection gravity or does the lot need pump-out or pressure sewer?
  • What is the distance from the nearest electricity pole or pillar to the meter?
  • Is three-phase available, and what is the upgrade cost from single-phase?
  • Is the lot serviced by reticulated gas — and is gas connection still permitted under state policy?
  • What NBN technology is at the address?
  • If unsewered, has a Land Capability Assessment confirmed AWTS or septic feasibility?
  • What is the rainwater capture and storage need for sole-source water?
  • Are there easements for utilities crossing the lot (cross-reference Post 5)?

Who can help. A hydraulic or civil engineer for water and sewer servicing strategy — $2,500–$8,000. A Water Servicing Coordinator (NSW) — $2,500–$6,000. An electrical engineer or accredited service provider (ASP3 in NSW) for power connection — $1,500–$6,000. A wastewater consultant for unsewered sites — $1,500–$4,500. A licensed plumber for the physical connection work.

A practical rule: utility connections frequently sit on the critical path of construction. Lead times of two to six months for one service are common; six months to over a year for major mains extensions. The earliest cost to scope is also the earliest delay to manage. Don't assume "services to the boundary" without seeing the capacity letters.

This article is general information only — a starting point for your own questions, not utility-connection, engineering or planning advice. Service availability, connection processes and fees vary by state, territory, utility and lot, and policies (notably around gas and all-electric requirements) are changing rapidly. Always engage qualified hydraulic, electrical or civil engineers as appropriate, and request from the seller capacity statements, Section 73 compliance certificates and service availability letters from each relevant utility. Independent advice should be obtained before making any property decision.