Cost Estimation
We prepare construction cost estimates from concept sketches through to pre-tender, for projects anywhere in New Zealand. Each estimate shows what the project is likely to cost at its current stage of design.
Overview
When you need a construction estimate
A construction cost estimate is the figure that early project decisions are based on. We prepare concept drawing cost estimates, elemental estimates, cost plans and pre-tender estimates. Property owners, developers and architects use them while a project is being planned and designed. Cost estimation is the starting point for our pre-contract quantity surveying work.
You might need an estimate before you buy land, to find out what it would cost to build on it. Once a concept has been drawn, an estimate helps you set a budget for the rest of the design. It's also useful before you apply for a loan, or when an older estimate needs bringing up to today's prices.
What we handle
The four types of estimate we prepare
Concept drawing cost estimate
This is the earliest type of estimate. It's based on the brief, the site and the floor area, priced using rates from comparable projects.
Elemental cost estimate
It's prepared at concept or early developed design. The building is split into elements, such as substructure, structure, envelope, finishes and services. Substructure is the foundations, and the envelope is the roof, walls and windows. Each element is priced separately, so you can see how the cost is spread across the building.
Cost plan
A cost plan is prepared at developed design and updated as the design progresses.
Pre-tender estimate
It's prepared from the detailed design and tender documents, the same ones the tenderers are pricing. Tenderers are the builders bidding for the job.
In New Zealand
Priced for the sector, and for the date
Stats NZ reported more than 41,000 new dwellings consented in the year to August 2026, up 21 percent on the year before. Non-residential work grew much more slowly, with the value of consents up 2.2 percent. Because the two sectors are moving at different rates, the type of project matters when it's priced.
An estimate is priced as at a particular date, and prices can move after it. Escalation is the allowance for that movement. The estimated value of the work also matters at consent, because any building levy is calculated from it under the Building Act 2004. The Act defines that value as the estimated total consideration for all goods and services to be supplied for the work. Section 10 of the Goods and Services Tax Act 1985 governs how that consideration is determined.
What you get
What an estimate gives you
As well as the total, it helps to know what the figure covers and what it assumes. Look for any contingency, which is the allowance for risk and for design changes still to come. A cost per square metre lets you check the figure against other projects and comparable m2 rates.
How to use an early figure
Treat a concept-stage figure as a guide for early decisions, not as a fixed price.
Who this is for
Property owners and developers can use an estimate to decide whether to go ahead with a project. Architects and designers can use one to keep a design within its budget as it develops. Builders and subcontractors pricing their own tenders should look at our measurement and estimating service instead.
How it works
How a cost estimate engagement runs
- 01
Send what you have
Send your concept sketches, developed design or consent drawings, whatever stage you are at.
- 02
Choose the right estimate
We work out which type of estimate suits the decision you are making.
- 03
Prepare the estimate
We prepare the estimate from the drawings and information you have sent.
- 04
Review the numbers
You get the estimate, and you can ask us what is driving the figure.
Why AMS
Why clients get their construction estimates from us
A benchmark for tender prices
A pre-tender estimate gives you something to compare the builders' prices against when the tenders come in.
Track the cost through design
A cost plan shows your design team when a design decision has changed the cost.
Useful before design is finished
An early estimate lets you test a project before you pay for full design.
Frequently asked questions
How early can you produce a cost estimate?
We can produce one at concept stage, from concept sketches. You don't need to wait for consent drawings to get a first figure.
What is the difference between an estimate and a cost plan?
A concept drawing cost estimate gives you a single total for the project. A cost plan sets the cost out by building element, so you can make decisions about each part as the design develops.
Will a quantity surveyor's cost estimate satisfy my bank?
Our estimates are cost advice prepared for you, and we don't provide bank or lender drawdown reporting. Lenders set their own requirements, so ask your bank what it needs before you commission an estimate.
How accurate is a concept-stage estimate?
A concept-stage estimate is less accurate than a pre-tender estimate. The likely range of cost is wide at concept stage, because the design is not yet settled. The range narrows as the drawings develop and there is more detail to price.
Need a quantity surveyor for your next project?
Send through your plans or a short description of the project and we will come back to you.