When comparing house and land packages in Brisbane and surrounding areas, it is easy to focus on the floor plan, facade and advertised price. Site costs deserve a closer look too. A clear quote helps you understand what has been priced, what is still an allowance and which questions need answering before you commit.

Why the block matters as much as the home design

Two blocks with the same land area can present different building conditions. Slope, soil, fill and the position of the proposed home all deserve attention. QBCC's guidance on foundations highlights site contours, ground conditions, drainage and engineering design as relevant considerations. Read QBCC's foundation and site guidance.

Whether you are looking around Brisbane, Logan, Ipswich or Moreton Bay, ask for the assessment of the actual lot. A suburb name or estate brochure cannot tell you whether your chosen design and the quoted site works match.

Six site-cost questions to ask before choosing a package

1. Has this quote been prepared for this exact lot?

Ask the builder to identify the lot, home design and version of the site plan used for pricing. Request confirmation of which reports are available and which assessments remain outstanding.

A useful question is: “What information still needs to be confirmed before you can finalise the site price?” Keep that answer with your quote so you can follow up when the reports arrive.

2. What earthworks are included?

Ask for a written scope covering excavation, any cutting or filling, removal of surplus material and any exclusions for rock or unsuitable ground. Where the builder cannot confirm an item, ask how it will be assessed and priced.

Request that assumptions are recorded clearly. “Site works included” is easier to evaluate when the quote explains which work that covers.

3. Does the price reflect the proposed foundation design?

Ask whether the foundation price is based on completed soil testing and engineering for the proposed home, or on assumptions that still need checking. If further work is required, ask when the findings will be available and how they could affect the quote.

You do not need to interpret the engineering yourself. Ask the builder to explain the practical implications for your price and design.

4. Who is responsible for retaining walls and drainage?

Ask for any proposed retaining walls and drainage works to be identified on the site plan. Confirm which works belong to the developer's scope, which are included in the building quote and which you would need to arrange separately.

Where retaining is included, request details of the location, dimensions, finish and any associated engineering. This gives you something specific to compare between packages.

5. What is included for access and service connections?

Ask the builder to list the services and connection works covered by the quote. Also ask whether site access, the driveway position or the location of services creates any extra work for your chosen design.

Keep connections, driveway finishes and landscaping as separate questions. Their inclusion in one package does not establish what another package covers. Our house and land inclusions checklist covers the wider handover details.

6. Which amounts are fixed and which are allowances?

A provisional sum is an estimated amount for particular work whose cost cannot yet be determined precisely. The final amount can be higher or lower. QBCC distinguishes this from a prime cost allowance for an item selected later, such as a fixture. Read QBCC's explanation of allowances.

Ask the builder to label every site-cost line as fixed, provisional or excluded. For each allowance, request the basis of the estimate and how any adjustment would be calculated.

How to compare site costs between two packages

Put the quotes side by side and complete the same checklist for each. Leave unknown items marked “to be confirmed”; do not treat them as zero.

For example, one quote might include a fixed amount for a specified retaining wall, while another leaves retaining unpriced. You cannot assess the difference in total cost until both cover the work needed. This is why the scope matters alongside the headline price.

Does “fixed site costs” mean the price cannot change?

Ask what the fixed amount covers, which conditions apply and whether anything is expressly excluded. Have your solicitor review the relevant contract terms before you sign.

Changes to the agreed work can also affect the cost. QBCC explains that variations should be documented and agreed in writing before the changed work begins, subject to limited exceptions. Ask for both the price and timing impact of any proposed change. Read QBCC's contract variation guidance.

Frequently asked questions

How much are site costs in Brisbane?

There is no single figure that can price your particular block and design. Request an itemised quote supported by the relevant assessments. Check whether site costs are already included in the package before adding a separate amount to your budget.

Are site costs included in a turnkey package?

Check the written scope for the package you are considering. Ask which site works are included, whether any remain provisional and what is excluded. Our turnkey house and land guide explains the broader inclusions to review.

What should I request before moving forward?

Request the current lot-specific quote, site plan, inclusions and exclusions, available reports and a list of outstanding assessments. Ask the builder to confirm the next step needed to resolve each unknown.

General buyer information. Site requirements, inclusions and pricing vary by property, builder and contract. Confirm the details for your selected package and seek independent advice before signing.