The Garden — ¼C Modern

The plan

Every square foot, accounted for.

Program2 bed + den · 1 bath

Floor area1,140 sq ft · 1 storey

StructureConventional frame, deep planted setback

RoofHip, thin eave

EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified

Signaturefront-garden setback · chalk-friendly sidewalk

Plan drawn to the render. Room dimensions on the drawing; areas sum to the stated floor area. A construction set follows the House No. 1 pipeline.

A deep lavender garden does the work of a fence, with living and dining glazed to the front walk and both bedrooms banked along the quiet side.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$21,000

Foundationslab or crawlspace, insulated$34,500

Structure + framingpost and beam or conventional, roof structure$55,500

Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$83,000

Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$62,500

Interior finishesfloors, millwork, kitchen, baths, paint$69,500

GC + contingencysupervision, permits admin, 5% contingency$21,000

Hard cost$346,500

Band $319,000 to $374,000 · $304/sq ft

Cost model v0.1: Okanagan 2026 hard-cost bands from a $/sq ft basis, stated as an estimate, not a quote. Excludes land, design and permit soft costs, and GST. As the House No. 1 build sheet gathers real supplier and trade receipts, receipts replace estimates here, line by line.

Every square foot, accounted for.

What it should cost to build.

The rooms this plan is for.