The Hedge — ¼C Modern

The plan

Every square foot, accounted for.

Program3 bed · 1.5 bath

Floor area1,290 sq ft · 1 storey

StructureConventional frame, hedge screens

RoofFlat with clerestory pop

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

Signaturecarport + EV charger · hedge privacy screens

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.

Privacy comes from planting, not fencing: the hedge ring holds the pool court and carport, the living core sits under its clerestory pavilion at the centre, and the three beds split into corners.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$24,000

Foundationslab or crawlspace, insulated$40,000

Structure + framingpost and beam or conventional, roof structure$64,000

Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$96,000

Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$72,000

Interior finishesfloors, millwork, kitchen, baths, paint$80,000

GC + contingencysupervision, permits admin, 5% contingency$24,000

Hard cost$400,000

Band $368,000 to $432,000 · $310/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.