$168/sq ft Duplex: From $599k Total Cost to $830k Appraised Value
Our Locked-Cost Build Turned a Truro-Area Lot into a 2-Unit Success—No Overruns, No Surprises.
Project Snapshot
- Location: Blainedale Drive, Salmon River, NS
- Build Cost: 3,200 sq.ft. × $168 = $537,600 (Structure Only)
- Site & Land: $61,000 (wells, clearing, land, permits)
- All-In Total: ~$599k
- Subdivided Appraisal: 2 × $415k = $830k
- Equity Created: $231k
- Rent: $2,100/unit → $4,200 total
Completed Duplex in Salmon River, NS
Site Location
Located a few minutes from the city center of Truro, this lot offered a lower purchase price—but the same $168/sq ft locked approach works in higher-cost areas too.
Yes, It's Real!
Official appraisal verifying each townhouse at $415,000, totaling $830k post-subdivision.
What's Covered by $168/sq.ft.—and What's Not
Included in $168/sq.ft.
- Excavation & Foundation
- Framing & Structural Shell
- Exterior Finish
- Insulation & Building Envelope
- Rough-Ins & Mechanical Systems
- HVAC and Heating systems
- Quality Interior Finishes
- Move-in Ready!
Excluded (Additional Costs)
- Land Purchase $24k
- Lot clearing $8k
- Two wells $18k
- Landscaping $4k
- Building permit & sewer $7k
- Total excluded costs $61k
Development Timeline
Below is how we transformed the lot into two 1,600 sq.ft. townhouses—on time and within the $168 rate.
Phase 1: Structural
Initial vacant lot
Slab Foundation
Well drilling operation
Framing Operation
At $24k, the lot was minutes from central Truro. We spent $8k clearing and $22k on wells—outside the locked build price.
Efficient Floorplan
Floor plan design
Well drilling operation
Each side is 1,600 sq.ft., 3 beds, 2.5 baths. Permit & sewer fees totaled $7k, also not in the $168/sq ft.
Phase 3: Mechanical & Interior
Structure framing
Mechanical rough-ins
Drywall
Drywall
Flooring
Staircase
We synchronized sub-trades—any small materials overage was on us, not cost-plus. The locked price remained $168/sq.ft.
Phase 4: Finishing & Keys
Finished kitchen
Staircase
Living Area
Master Bathroom
Guest Bathroom
Exterior
We finished each side with Above Standard finishes. No timeline delays, no unexpected invoices. Total build cost ended exactly at $537,600 for 3,200 sq.ft.
Final Spend vs. Appraised Value
All-In Investment
Site $61k + Structure $537.6k = ~$599k
Appraisal
Each townhouse valued at $415k, so $830k total.
Equity Created
$830k – $599k = $231k net gain.
Rental Income
Currently $2,100 per unit, $4,200 total monthly.
See the screenshot above for the official appraisal document.
How Does This Compare to Halifax Suburbs?
In HRM suburbs, new homes often sell for $300–$320/sq.ft. Our locked $168/sq.ft. remains the same, even though land costs might be higher near Halifax. The price difference per sq.ft. can yield an even larger margin when final sale prices exceed $300/sq.ft.
For a 3,200 sq.ft. build:
- Selling at $300/sq.ft. = $960k
- Our build cost at $168/sq.ft. = $537,600 (plus site costs)
Even factoring more expensive land, the potential profit margin is significant.
Of course, land near Halifax will cost more, but typically final sale prices outpace that difference.
Ready to Build Without Nightmares?
Our $168/sq.ft. locked model can replicate these results on your lot—no hidden fees, no timeline chaos. Let's discuss your land and goals.
We handle design to final keys, staying fully transparent—just like we did here near Truro.
