Construction Leads in Mullumbimby, NSW

Residential construction in Mullumbimby

I’ve been working in and around Mullumbimby for the better part of fifteen years now, and I can tell you the residential building scene here is a different beast to what you’ll see down the highway in Byron or up in the Gold Coast hinterland. Mullumbimby’s got its own rhythm. The local council is Byron Shire, and they’ve got a reputation for being thorough, which is a polite way of saying you’d better have your paperwork in order. Right now there are only four development applications lodged for residential projects. That’s low. It tells you the market is tight and the council isn’t rushing anything through. Turnaround on a straightforward DA here can blow out to six or eight months if you haven’t ticked every box on bushfire, flood, and biodiversity. Builders coming in from outside need to know that. The local housing stock is a real mix. You’ve got your classic weatherboard and tin-roof workers’ cottages from the early 1900s, a fair few of them still standing on the main streets and in the older pockets. Then you’ve got the newer estates creeping up the hills, places like Mullumbimby Creek and the Brunswick Valley way, where you’ll see slab-on-ground modern homes with big verandahs and louvre windows to catch the breeze. No high-rises, no unit blocks to speak of. It’s mostly detached houses on decent blocks.

The most active project types in town right now are swimming pools and outdoor living installations, then new home construction, then everything else lumped together under “other.” That tells you a lot about who is building here. The pool and outdoor jobs are coming from the upsize crowd – people who bought a tired cottage five or ten years ago, did the Reno themselves, and now want to turn the backyard into a proper living space. They’re not flashy. They’re putting in concrete pools with timber decking and a decent outdoor kitchen. No infinity edges or glass fencing. The new home construction is mostly knockdown-rebuilds on older lots, or infill blocks that have been sitting empty for years. You don’t see many spec homes going up. Most of these builds are owner-occupier driven, not investor stock. The clients are a mixed bag. You’ve got the tree-changers from Sydney and Melbourne who sold up, bought a block in the hills, and want a passive solar house with good cross-flow ventilation. They’re particular about materials – they want timber, not aluminium, and they’ll pay for a good roofer who knows how to flash a skillion roof properly. Then you’ve got the locals, the ones who grew up here, upsizing from a cramped cottage to a four-bedroom on a half-acre. They know the council’s quirks. They expect you to deal with them. And there’s a small but steady stream of renovators – people who bought a 1940s fibro shack on a flood-free block and want to keep the character but add a modern wing. They’re the ones who need a builder who can match old timber and work with existing stumps.

What the council does that catches blokes out is the conditions around stormwater and vegetation. Every DA for a new home or a significant outdoor living job will come with a condition to install a rainwater tank plumbed into the house. That’s standard. But they’re also clamping down on tree removal, even for what looks like a straightforward backyard pool. You need an arborist report for anything over a certain size, and if you’ve got a koala feed tree on the block, you’re looking at additional delays and offset planting. The council’s planning staff are decent, but they’re under-resourced. If you lodge a DA in the middle of summer, expect it to sit for weeks before anyone even opens the file. I’ve had mates wait twelve months for a simple granny flat approval. That’s the reality. The market itself is steady but not booming. Prices have settled after the post-COVID spike. A decent three-bedroom home on a quarter-acre block in town will still set you back north of a million, but it’s not the frenzy it was. Builders are busy, but not flat out like they