Allwood Property Group / Buyer insights
Turnkey House and Land Packages in Brisbane: What’s Included?
A house and land package can look like the perfect fit: the right layout, a location you like and a price within reach. Then comes the question that matters just as much as the floor plan: what will you actually receive for that price?
If you’re comparing turnkey house and land packages in Brisbane, start with the written inclusions. Knowing what is covered, what is optional and what still needs pricing makes it easier to choose a package that suits your budget.
What does “turnkey” mean?
In property marketing, turnkey generally describes a home intended to be ready to move into once construction and handover are complete.
However, the word alone does not tell you every product, finish or external feature included. Treat it as the starting point for a conversation, then check the specifications for the particular package.
A useful question to ask is: “What would I still need to organise or pay for before moving in?”
What should you check in a turnkey package?
Use this checklist when reviewing a brochure or speaking with the sales team. These are items to confirm, not a promise that every turnkey package includes them.
| Item | What to confirm |
|---|---|
| Flooring | Which rooms receive tiles, carpet or other finishes? |
| Kitchen appliances | Which appliances, brands and models are included? |
| Air conditioning | Is it ducted or split system, and which rooms does it service? |
| Window coverings | Are blinds or curtains supplied, and to which windows? |
| Driveway | What finish, width and extent are allowed for? |
| Landscaping | Is turf included at the front and rear? Are garden beds included? |
| Fencing and gates | Which boundaries are covered, and are gates included? |
| Outdoor living | What is included for the alfresco floor and any adjoining paths? |
| Everyday essentials | Are a letterbox, clothesline and security screens included? |
Think about how you will use the home. If you work from home, check power points and data provisions in the study. If you have children or pets, ask about the fencing layout and usable backyard.
Is turnkey the same as fixed price?
The two terms describe different things. Turnkey refers to the intended level of completion. Fixed price refers to the pricing arrangement for the agreed work.
For a particular package, ask the builder to identify any allowances, exclusions or contract provisions that could change the amount payable. The QBCC’s Consumer Building Guide explains that allowances can exceed their estimates and that contracts must warn about provisions that may alter the price. Read the QBCC Consumer Building Guide.
Ask for a clear answer to: “Which costs are confirmed, and which could still change?”
What are prime cost items and provisional sums?
These terms are worth understanding when reviewing the figures.
A prime cost item is an allowance for a fixture or fitting that has not yet been selected, such as a tap or appliance. Choosing something above the allowance can increase the cost.
A provisional sum is an estimate for particular work that cannot be priced definitively at the time, such as some excavation work. The final amount can differ from the estimate. QBCC guidance on prime cost items and provisional sums.
For each allowance, ask what it covers and how any adjustment will be calculated.
Are site costs included?
Before comparing packages, ask whether the price reflects the actual block and the proposed home.
Questions to raise include:
- Has the pricing taken account of the soil test and contour survey?
- What earthworks and retaining walls are included?
- Who pays to remove excess soil?
- Are there site-related exclusions still to be priced?
The QBCC recommends checking quotes for hidden costs and specifically confirming responsibility for excess soil removal. QBCC advice on comparing quotes.
How to compare two house and land packages
Put both packages side by side and compare what you would receive at handover.
Record the land size, internal living space, total home area, inclusions and unresolved costs. Check how the total floor area is calculated so you can distinguish living space from the garage, porch and alfresco.
Also compare the location against your everyday needs. Test the commute at the time you would normally travel, look at nearby services and inspect the surrounding streets where possible.
If an advertisement uses “Brisbane” to describe a broader search area, check the suburb, council area and actual travel distance. A package may suit your budget but still need to fit your working week.
For buyers setting a price ceiling, our guide to house and land packages under $1 million in Brisbane is a useful next read.
Questions to ask before choosing a package
Before moving forward, request written answers to these five questions:
- Does the advertised total include both the land and the build?
- Can I see the complete inclusions and exclusions?
- Which amounts remain allowances or estimates?
- What are the expected land title, construction start and completion timeframes?
- What would I need to arrange separately before moving in?
Keep those answers with the package documents so you can refer back to them as your decision progresses.
Frequently asked questions
Does a turnkey package include furniture?
Do not assume it does. Ask whether the offer specifically includes a furniture package, and distinguish display furniture from items supplied with the home.
Can I change the finishes?
Ask which selections are available within the price and which attract an upgrade charge. Confirm any effect on cost and timing before requesting changes.
Does turnkey mean the home is already built?
No. The term can describe the planned finish of a home that has not yet been constructed. Ask what stage the property is at and when it is expected to be ready.
