How does a house-and-land package work in Queensland?

In Queensland, a house-and-land package will generally involve two contracts: one for the land with the developer and another for construction of the home with the builder. The land and home may be promoted together, but the contracts, inclusions and responsibilities should be checked separately.

Why are there usually two contracts?

Because the developer sells the land and the builder contracts to construct the home. This is the usual arrangement for Cedar Woods house-and-land opportunities in Queensland.

Under the land contract, the developer is responsible for constructing and delivering the homesite, including subdivision works and infrastructure for services such as power, water, sewer and communications. Under the building contract, the builder is responsible for constructing the home and sets the building price, specifications and inclusions. Review each contract separately, even when the land and home are promoted together.

Do you have to choose an advertised package?

Not always.

An advertised package can be a useful starting point, but it is not the only option. You can also work with your preferred builder on another suitable home design, provided it suits the homesite and meets the applicable community Design Standards.

What should you check in a house-and-land package?

There is no standard list of inclusions that applies to every package. Builders determine the terms of their offers, so it is worth checking what is included in the advertised price and what may cost extra.

Common items worth checking include site-related costs and allowances, fixtures and finishes, driveways, landscaping, fencing, air-conditioning and upgrades. This is not an exhaustive list, and the inclusions will depend on the builder and offer.

Pricing terms can also differ between builders. Rather than assuming labels such as fixed price or turnkey mean the same thing across every offer, check exactly what the term covers in the package and building contract you are considering.

The Queensland Building and Construction Commission (QBCC) recommends carefully checking all contract papers, including plans and specifications, and seeking legal advice before signing.

How does the process work?

The exact sequence will depend on the lot, builder and project, but these are useful checkpoints:

1. Choose the community. Consider location, transport, shops, schools, parks and the everyday amenities that matter to you. For more detail, see our guide to choosing a master planned community.

2. Choose the homesite. Consider the home you want to build, lot size and frontage, orientation, site conditions and budget.

3. Decide whether to consider an advertised package or work with your preferred builder on another suitable home design. Check the applicable Design Standards early so you understand the requirements the home will need to meet.

4. Review the land and building contracts separately. Understand the conditions, costs, deposits, inclusions and responsibilities attached to each.

5. Use the period before settlement to progress your home design and finance. If your homesite is not yet titled, depending on the project and builder, you may be able to progress the design and relevant project requirements while the land moves towards title and settlement. Where early site access is available, your builder may also be able to arrange soil testing or a contour survey before settlement. These can help confirm site requirements and finalise site costs and build pricing earlier. As settlement approaches, confirm finance, valuation and lender requirements against the dates in your contract.

6. After settlement, construction can begin once the required design and statutory approvals are in place and the builder is ready to commence. Timing will depend on the builder's program, site conditions and approvals.

How much deposit will you need?

Because the land and home generally involve separate contracts, their deposit requirements should also be checked separately.

The land contract will set out the deposit required for the land purchase. For a new-home building contract in Queensland, the maximum deposit a builder can generally request is 5 per cent of the contract price, although limited exceptions apply.

This building deposit is separate from the amount your lender may require you to contribute towards the purchase. Talk to your lender or broker about the timing of land settlement, construction finance and progress payments before signing.

What help is available for first-home buyers?

If you're buying or building your first home in Queensland, you may be able to access several government support measures.

The $30,000 Queensland First Home Owner Grant is available to eligible buyers purchasing or building a new home where the total value of the home and land is less than $750,000, including any contract variations.

If you're purchasing residential vacant land on which to build your first home, you may also pay no transfer duty on the residential vacant land for agreements entered into from 1 May 2025, subject to the eligibility requirements.

The Australian Government 5% Deposit Scheme may also allow eligible first-home buyers to purchase with a minimum 5 per cent deposit through a participating lender without paying lenders mortgage insurance (LMI). Scheme eligibility, property price caps and lender criteria apply.

Government programs and eligibility rules can change, so check the latest Queensland Revenue Office and Australian Government guidance before making a purchase decision.

Choosing a house-and-land option that works for you

If you are comparing house-and-land packages in South-East Queensland, the advertised price is only one part of the decision.

Consider how the home, homesite and community work together. The package or home design needs to suit the selected homesite and meet the applicable Design Standards.

Understanding those choices early gives you a clearer basis for comparing your options and deciding what suits your plans.

Explore land and house-and-land opportunities at Flourish, Sage and Ellendale.