House and Land Packages in Brisbane: What’s Actually Included and What’s a Hidden Extra?

With Brisbane’s median house price now sitting above $1.1 million, house and land packages have become one of the most searched property options for first-home buyers, investors, and families relocating to South East Queensland. The appeal is straightforward: one price, one contract, one process. But not all house and land packages work the same way, and the difference between a genuine turn-key package and a base-price quote with a long list of extras can run into the tens of thousands of dollars. 

This guide explains what a house and land package actually is, what should be included in a turn-key deal, and the questions worth asking before you sign anything. 

What Is a House and Land Package? 

A house and land package bundles a vacant lot of land with a new home build contract into a single purchase. Rather than buying the land first, then separately engaging a builder, the package handles both in one transaction. 

There are two main ways this is structured. In some cases, you settle on the land first and then enter into a separate building contract. In others, both are wrapped into a single contract from the start. The structure affects your stamp duty obligations, your finance arrangements, and how your First Home Owner Grant eligibility works, so it’s worth understanding which type you’re dealing with before making any commitments. 

Turn-Key vs Base Price: The Difference That Actually Matters 

This is where many buyers get caught out. A house and land package advertised at a certain price is not always a turn-key price. In some cases, that price is a base figure before site costs, driveways, landscaping, floor coverings, window furnishings, and other items are added. By the time those extras are included, the final cost can be significantly higher than the headline number. 

A genuine turn-key package means the home is complete and ready to move into from the moment you get the keys. The price you see is the price you pay. 

What Should Be Included in a Turn-Key Package 

• Driveway and paths: Often excluded from base-price packages but a significant cost, particularly on larger lots. 

• Landscaping: Front and rear yard preparation. Some packages include turf, others do not. 

• Floor coverings: Floating floors, tiles, and carpet throughout. Check whether the inclusions list covers all rooms or only specific areas. 

• Window furnishings: Blinds or curtains throughout. Frequently an upgrade cost in base-price packages. 

• Stone benchtops: A standard expectation in most new builds but sometimes listed as a paid upgrade in promotional pricing. 

• Termite protection: Required in QLD but not always included. Confirm it is part of the package rather than an add-on. 

• Site costs: The cost of preparing the specific block of land for construction. These vary by lot and are frequently not included in advertised package prices. 

Our all-inclusive packages are designed as genuine turn-key builds. Driveways, stone benchtops, termite protection, and quality finishes are standard — not upgrade line items. 

How to Compare House and Land Packages Properly 

The advertised price is a starting point, not a complete picture. When comparing packages from different builders, ask for the full inclusions list and request a site cost allowance based on the specific lot you are considering. Two packages with the same headline price can have very different final costs depending on what each builder treats as standard. 

Specific questions worth asking: 

• What is the site cost allowance for this specific lot, or is it fixed? 

• Is the driveway included, and if so, to what specification? 

• Are floor coverings included throughout the entire home? 

• What stone benchtop standard is included? 

• Is landscaping included, and if so, what does it cover? 

• Are there any items not included that I will need to arrange separately? 

The First Home Owner Grant and House and Land Packages in 2026 

Queensland’s $30,000 First Home Owner Grant applies to eligible first-home buyers building a new home, including house and land packages. To qualify for the grant, the total value of the contract must be under $750,000. The grant is available on fixed-price contracts where the total build price — including all inclusions — falls within this threshold. 

The $30,000 FHOG is scheduled to revert to $15,000 on 1 July 2026. If you are eligible and considering a house and land package in Brisbane or SEQ, the timing of your contract signing matters. Packages priced under $750,000 that are under contract before the end of June 2026 qualify for the higher grant amount. 

It is also worth noting that QLD’s stamp duty exemption for first-home buyers on new builds means the combined saving from the FHOG and stamp duty concession can exceed $54,000 for eligible buyers on contracts under $750,000. 

House and Land Packages Across SEQ 

We currently offer house and land packages across Brisbane West, Brisbane South, Gold Coast, and Brisbane North, with packages starting from $620,255. Our builds are designed and constructed across Brisbane, Ipswich, Logan, Gold Coast, Sunshine Coast, and Toowoomba, giving buyers across SEQ access to fixed-price new builds with genuine all-inclusive pricing. 

Fixed-Price Contracts and What They Mean for Your Budget 

A fixed-price contract means the price agreed at signing is the price you pay for construction. Cost increases from materials, labour, or project delays are absorbed by the builder, not passed on to you. This is a significant financial protection, particularly in the current construction environment where material and subcontractor costs have been volatile. 

For buyers carrying a construction loan, fixed-price contracts also simplify finance approvals, since lenders can assess the full cost of the build with certainty rather than working from a variable estimate. 

Leonard Homes operates on fixed-price contracts across all house and land packages. For buyers who want to understand exactly what is included before committing, our team is available for a no-obligation consultation. Call us on 1300 788 804 or visit our contact page to get started.