The buying journey.
From pre-approval to keys. Each stage is a decision, a document, or a date — and we've broken them all down so nothing surprises you on settlement day. Read top-to-bottom, or jump to the stage you're at.
Get your pre-approval.
Banks change their lending policy more often than they change CEOs. Pre-approval is your written confirmation of how much you can borrow — at today's rates, with today's policies. Without it, you're shopping blind.
A good mortgage broker will compare 30+ lenders, find the one most likely to approve your situation, and have your pre-approval back within 5–10 business days. Most don't charge you a cent — they're paid by the bank.
What you'll need
- Two recent payslips (or two years of business returns if self-employed)
- Three months of bank statements showing your savings pattern
- Photo ID and proof of address
- List of debts: credit cards, car loans, HECS, BNPL
Choose your block.
Three things matter: location, registration date, and slope. Location decides resale. Registration decides when you can build. Slope decides whether your build cost balloons by $30k+ in extra siteworks.
Avoid blocks where civils aren't complete. Avoid corner blocks unless you're certain (council fencing rules and headlights through bedrooms). Avoid anything with an easement running diagonally through a buildable area.
What to verify
- Registration date — confirmed in writing, not "estimated"
- Slope & levels survey — <1m fall is ideal, >3m needs engineered earthworks
- Soil class — class P (problem) sites cost significantly more to build on
- Easements & covenants — restrict where you can build and what materials you can use
- Bushfire / flood overlay — affects insurance and council approval timeline
Review the contract.
The land contract isn't standard real-estate boilerplate. Off-the-plan and community-titled contracts have sunset clauses, registration variations, and developer rights buried in the special conditions. A solicitor unfamiliar with land contracts will miss them.
Use a property lawyer who's reviewed your specific estate's contract before. Cost is typically $400–$800. They'll flag every clause that could let the developer terminate, delay, or charge extras.
Clauses to watch
- Sunset clause — when does the developer's right to terminate kick in?
- Variation rights — can the lot size or boundary change before settlement?
- Cooling off — Queensland default is 5 business days; can be waived but shouldn't be
- Settlement period — usually 14 days from registration; longer is better
- Body corporate fees — what are they, when do they start, and what do they cover?
Sort your insurance.
You don't insure raw land — but the moment construction starts you'll need builder's risk insurance, and from settlement onwards you should consider landlord/owner liability cover in case someone is injured on the block.
Your eventual home and contents insurance can be locked in 30–60 days before practical completion. Some insurers offer 12% off if you bundle it with the construction policy.
Choose your builder.
Volume builders, custom builders, and knockdown-rebuild specialists all have their place — but they're not interchangeable. Volume wins on price and turnaround. Custom wins on flexibility and finish. The wrong fit costs you $40k+ in variations.
Our network is filtered for active QLD licences, current insurance, and a recent 12 months of completed builds. Get fixed-price quotes from at least three builders before deciding.
Before you sign
- Confirm licence number on the QBCC website (it's free, takes 30 seconds)
- Ask for three recent references — and call them
- Get a fixed-price contract, not "estimated to be confirmed"
- Understand the variation policy — what triggers an extra cost claim?
- Check the completion guarantee — what happens if they go bust?
Plans & approvals.
Once you've signed with a builder, they'll lodge plans with council (or a private certifier). Approval typically takes 4–8 weeks. During this time, your builder also lodges your Form 1 with QBCC and triggers progress payment 1.
If your block has any overlay (bushfire, flood, character) expect an extra 2–4 weeks. Don't sign a build contract that doesn't allow for these realistic timeframes — you'll bleed extension fees.
Settle the land.
Registration triggers settlement. Your solicitor and broker handle most of it: final loan documents, transfer of title, payment of stamp duty. You'll need to be available to sign electronically.
From this day, you legally own the block. Council rates start. Build can begin within 7–14 days assuming Stage 06 approvals are through.
What you'll pay at settlement
- Balance of land price (95% — your 5% deposit was earlier)
- Stamp duty on the land — first home buyers may get a reduction or waiver
- Solicitor fees — flat fee, $1,500–$2,500 typical
- Adjustment for council rates — usually a small credit or debit
Build & handover.
Construction milestones unlock progress payments: slab, frame, lockup, fixing, practical completion. Each is a chance for you to inspect, raise issues, and check quality before paying.
Practical Completion (PC) is the date you take handover. Before paying the final progress payment, do a defects walk-through with your builder and an independent building inspector. The list of defects is included in the handover documentation — the builder must fix them before you settle.
Then it's keys, photos, and the part where you forget all of this in about a week.
Handover checklist
- Independent building inspection at PC — find issues before paying final
- All certificates — final QBCC, electrical, plumbing, energy efficiency
- Manuals & warranties — appliances, hot water, air-con, roof, paint
- Keys — including any to garage remotes, mailboxes, utility cupboards
- Maintenance period — typically 6 months for minor defects
Ready to start stage 01?
Tell us where you are in the journey, and we'll match you with the right specialists for your stage. No obligation.
