Houses
Custom one and two-storey homes managed from design development and approvals through selections, construction and handover.
Houses · Dual Key · Duplexes
Plan it properly. Build it with control.
We deliver houses, Dual Key homes and duplexes from planning and approvals through construction and handover. Where subdivision is planned, we also coordinate the required services, inspections and records during the build.
What we build
One building service, shaped around the right residential model.
We start with the site, intended use and approval pathway, then coordinate the design and construction around the outcome that best fits the project.
Dual Key homes
One residence with two self-contained living zones, planned around privacy, services, practical use and the applicable approval pathway.
Duplexes
Attached or detached dual-occupancy projects with coordinated planning, fire, acoustic, servicing and title considerations.
Inclusions
Everyday details, finished with care.
Explore examples of cabinetry, fixtures and finishes delivered across completed ARK Houses projects.
Final inclusions, colours and products vary with the selected scope, suppliers and project requirements.
What we can include
A detailed inclusion scope, from structure to final finish.
The completed-project photographs above show many of these options in place. Below is a fuller guide to the construction systems, finishes, fixtures and services ARK Houses can coordinate. Every item is project-specific and confirmed in the approved plans, signed contract and selections schedule.
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Structure, slab & termite protection
The unseen work is resolved against the site, engineering and approved design before finishes are selected.
Engineering & concrete
- Engineer-designed footing and slab systems selected for the site classification, structural loads and approved plans
- Waffle-pod or other compliant slab construction, concrete pumping, piering and reinforcement where specified
- Slab thickenings, edge or drop beams, subfloor retaining and other site responses where engineering requires them
Framing & protection
- Engineer-designed steel or timber wall frames and matching roof trusses selected to suit the project, including lightweight steel systems where specified
- Framing coordinated with bracing, tie-downs, insulation, service penetrations, internal fixings, the termite strategy and any planned future alterations
- Physical termite barriers to slab perimeters and service penetrations, together with other measures required by current standards and approvals
- Ongoing termite inspections form part of normal owner maintenance after handover
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Exterior walls, windows & doors
A coordinated envelope brings the wall system, glazing, access and exterior colour schedule together.
Walls & roofline
- Rendered Hebel panel systems with acrylic render options and exterior colours coordinated to the approved design
- Wall build-ups selected to meet the project's structural, thermal and acoustic requirements
- Colour-coordinated metal fascia, gutters and downpipes with compatible exterior coatings
Windows & screening
- Double-glazed windows and sliding doors in powder-coated aluminium frames, with colours selected to the design
- Obscure glazing to appropriate bathrooms, ensuites and toilets for privacy
- Clearly documented standard flyscreen, barrier-screen and security-mesh options to nominated openable windows, sliding or stacker doors and other external doors
Entries & garage access
- Feature timber or paint-grade entry doors with selected lever hardware and deadlock options
- Tall entry-door profiles and weather-resistant external access doors where shown on the plans
- Lockable front security-screen-door options coordinated with the entry frame, handles and opening clearances
- Sectional garage doors with remote operation and colours coordinated to the exterior schedule
- Compatible side, head and bottom garage-door brush or weather seals to reduce insects, dust and debris without affecting safe door operation
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Alfresco, paths & outdoor living
External areas can be documented as part of the build so levels, finishes and service points work together.
Covered areas
- Tiled alfresco, porch and patio surfaces where shown on the approved plans
- Moisture-appropriate plasterboard or fibre-cement ceiling linings with a coordinated painted finish
- Outdoor kitchen and barbecue options with sink, benchtop, cabinetry and coordinated power and water services
- Timber or composite deck options coordinated with structural support, finished levels, stairs, drainage, ventilation and termite-inspection access
Driveways, paths & boundaries
- Driveway, porch, patio and path options in plain, coloured, stencilled or exposed-aggregate concrete, selected pavers or practical gravel combinations
- Compatible sealing to coloured concrete where included in the selected finish
- Porcelain, concrete, clay and natural-stone outdoor tile or paver options selected around drainage, slip suitability, heat, maintenance and service access
- Metal fencing, side returns and gates, with access widths coordinated around bins, garden equipment, large appliances and external services; wider, double or removable gate options where practical
- Retaining sleepers and coordinated finished levels where required for site transitions
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Landscaping, water & connections
Site works and incoming services are coordinated to the approved scope, available authority connections and finished levels.
Landscaping & practical items
- Natural turf, artificial-grass and mixed ground-cover options selected for sunlight, pets, intended use, maintenance and the complete drainage pathway
- Selected garden beds, mulch, gravel or living ground covers where landscaping forms part of the contracted scope
- Letterbox options coordinated to the exterior and a wall- or fence-mounted fold-down clothesline
Rainwater reuse & access
- Rainwater-tank systems coordinated with the roof catchment, tank base and location, screened inlets, first-flush device, pump, weather-protected power, maintenance access and approved stormwater overflow
- Rainwater connections to nominated toilet cisterns and the washing-machine cold-water inlet, as well as irrigation and outdoor taps, with identified pipework, compliant backflow protection and approved mains-water backup, installed and inspected to applicable plumbing and water-utility requirements
- Convenient rainwater taps at both the front and rear of the home, coordinated with gardens, driveway, side access and the tank location
Authority & site services
- Stormwater, sewer and water-supply coordination to the approved design and available connection points
- Underground single-phase electrical supply where applicable, subject to the service location and contracted allowance
- NBN lead-in conduit and draw-wire provision to the nominated building entry point; final activation and provider fees remain separate unless stated otherwise
- Gas services only where available, permitted and expressly included in the approved plans and contract
- Separate meter locations, service access and isolation arrangements for Dual Key or duplex layouts where permitted and documented in the approved design
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Interior architecture, doors & storage
Ceiling profiles, linings, joinery and floor finishes can be coordinated as one interior package.
Ceilings & linings
- 2.7 m and higher ceiling options where the design, structure and approved plans allow
- Targeted high-ceiling packages to entries and living areas, with taller or higher-positioned glazing, doors, cabinetry, lighting and air-conditioning coordinated to the increased room volume
- Plasterboard wall and ceiling linings with water-resistant equivalents to nominated wet areas
- Cove cornices as a classic finish, or square-set detailing where selected and documented
Doors, trims & wardrobes
- Flush-panel or classic-profile internal doors, including tall-door options where shown on the plans
- Lever handles, privacy sets to nominated rooms and doorstops positioned to protect adjacent walls
- Splayed skirtings and architraves in a coordinated paint finish
- Custom-built wardrobes, including walk-in layouts, with sliding or mirrored doors, shelving, drawers and hanging space
Floors & window furnishings
- Commercial-grade hybrid flooring options to living areas and bedrooms
- Selected porcelain tiles to wet areas with layouts coordinated to room dimensions and drainage
- Zebra blinds and other window-furnishing options for privacy and light control
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Kitchen, pantry & appliances
Cabinetry, surfaces, fixtures and appliances are documented together so storage, clearances and service points align.
Cabinetry & pantry
- Polyurethane-finish cabinet doors with soft-close drawer options and practical internal storage
- Moisture-resistant cabinetry and robust edge detailing around sinks, dishwashers and frequently cleaned areas
- Island and open-plan kitchen layouts coordinated to the home design
- Pantry configurations with melamine shelving, including walk-in layouts where the plan provides sufficient space
Benchtop, splashback & fixtures
- Compliant benchtop materials and profiles from the current selections range, with overhangs coordinated to the design
- 40 mm-profile benchtop options in compliant materials from the current supplier range, including selected natural stone, resin-free porcelain or sintered stone
- Glass splashback options from the benchtop to the underside of overhead cabinetry
- Double-bowl top-mount sink and chrome mixer options, with plumbing coordinated to the cabinet layout
- Pull-out sink-mixer options coordinated with the sink, benchtop, cabinetry, plumbing and under-sink storage
Appliance package
- Built-in oven and cooktop options, including 900 mm configurations where selected
- Ducted rangehood options sized and positioned to the appliance layout
- Dishwasher options with cabinetry, water, waste and power provision coordinated to the plan
- Upgraded appliance package options from the current supplier range, with final brands and models confirmed in the selections schedule
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Bathrooms & ensuite
Fixtures, waterproofed finishes and drainage are coordinated around the selected layout and room dimensions.
Vanities & tapware
- Single or well-proportioned double wall-hung vanity options sized to the approved design, with basin spacing, storage, lighting, power, plumbing access and room circulation coordinated as one layout
- Cabinet finishes, handles and storage arrangements selected through the project's finishes schedule
Shower & bath
- Frameless clear safety-glass shower screens sized to the room and approved layout
- Twin shower-on-rail options combining overhead and hand-shower functions
- Freestanding acrylic bath options with a wall-mounted mixer and spout or a coordinated hand-shower configuration
Storage, accessories & sanitaryware
- Recessed wall niches with integrated lighting where designed
- Dual-flush ceramic toilet suites with soft-close seats
- Handheld hygiene-spray options beside selected toilet suites, supplied from drinking water and installed with compliant individual high-hazard backflow protection
- Smart toilet-seat options with compatible sanitaryware, power and plumbing provision, waterproofing coordination and the required compliant backflow protection
- Coordinated towel rails, toilet-roll holders and towel hooks
Tiling & drainage
- Selected porcelain floor tiles and floor-to-ceiling wall tiling
- Natural marble and marble-look porcelain wall-tile options, including floor-to-ceiling layouts, with substrate preparation, waterproofing and care coordinated to the selected product
- Tile formats and set-out coordinated to the room, fixtures, niches and finished floor levels
- Square tile-insert floor waste options to nominated wet areas
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Laundry
Cabinetry, wet-area finishes and appliance clearances are planned together for a practical working space.
Cabinetry & fixtures
- Fully lined laundry cabinetry with polyurethane-finish doors, overhead cupboards and practical built-in storage options
- Stainless-steel laundry tub or sink options, including a 45 L configuration where selected
- Chrome mixer options with water-efficiency performance confirmed in the current selections range
Surfaces, floor & natural light
- Compliant benchtop and splashback materials coordinated to the cabinetry and wet-area requirements
- Selected porcelain floor tiles with falls and drainage resolved to the approved hydraulic design
- Tubular skylight and other natural-light options where the roof design and approvals allow
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Electrical, data & climate control
The electrical plan is coordinated with cabinetry, wet areas, equipment locations and the way each room will be used.
Supply & circuit protection
- Switchboard and meter-box coordination with single-phase supply where specified for the project
- RCD protection to power and lighting circuits in accordance with current requirements
- EV-ready garage infrastructure, including the charger location, switchboard capacity, dedicated circuit and protected future cable route, with outlet or wall-charger options installed by a licensed electrician where selected
Lighting, power & ventilation
- Internal and external LED downlights positioned to the electrical plan, with additional ceiling lights, task lighting, feature pendants and practical switching zones where selected
- Single and double power points, TV and data or telephone points positioned to the approved room layouts
- Bathroom shower-zone exhaust systems coordinated for fan capacity, external ducting, make-up air and automatic controls, with heat-lamp options where selected
- Ceiling fans to selected bedrooms, living areas or alfresco areas
- External power points for equipment such as a rainwater-tank pump or barbecue area where documented
Heating, cooling, gas & communications
- Remote-controlled ducted air-conditioning options, including a two-zone arrangement separating living and sleeping areas
- Underfloor-heating options to selected bathrooms and ensuites
- Electric heat-pump, electric storage, gas instantaneous and solar-hot-water options sized to household demand and coordinated with available services, location, noise, drainage and controls
- Rooftop-solar and future-battery coordination, including switchboard, inverter location and protected cable-route planning where selected
- Living-area gas bayonet options where gas is available and the approved design permits, designed and installed by a licensed gasfitter with location, ventilation and appliance suitability confirmed for each project
- Power and internal data distribution coordinated from the nominated NBN termination location where specified
- Roof-mounted television-antenna options, subject to site conditions, reception coverage and the documented electrical scope
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Painting & finish coordination
Coatings are selected for the substrate and location, then coordinated through one exterior and interior colour schedule.
Exterior coatings
- Low-sheen acrylic coating systems to nominated cladding, fascia and downpipes in coordinated colours
- Weather-resistant paint, enamel, stain or clear finishes to timber and paint-grade exterior doors as selected
- Painted or stained posts and exterior timber elements where included in the design
Interior coatings
- Coordinated three-coat wall system in a selected low-sheen acrylic finish
- Flat-white ceiling coating system unless another documented finish is selected
- Semi-gloss or satin enamel finishes to skirtings, architraves and internal doors in the selected colour
Selections record
- Complete internal and external colour and finishes schedules recording approved products, colours and materials before installation
- Documented selection changes during construction and clear handover information for future maintenance, matching, repairs and renovations