You have found a house and land package in a location you like. The floor plan works, the price looks comfortable and you can picture yourself moving in.

Before you take the next step, there is one question worth asking: what will it cost to get from buying the package to living in the finished home?

When comparing house and land packages in Brisbane and surrounding areas, look closely at site works, allowances, finishing items and purchase expenses. Some may already be included. Others may need a separate budget.

Understanding what is included makes it easier to compare your options and plan your budget. Here are seven areas to check before choosing your new home.

1. Site works and foundations

Ask whether the build price has been prepared for the actual block you are buying, and which reports support it.

Request written confirmation of what is included for excavation, soil conditions, slab design, drainage and retaining walls. Where an item remains uncertain, ask how it will be priced and who is responsible for paying it.

QBCC's guidance explains the role of foundations data, including soil testing, in assessing appropriate foundations and construction costs. Source: QBCC domestic building contracts guide.

Ask: “Are site costs confirmed for this lot, and what could still change?”

2. Allowances that are not final prices

Two terms to look for in a building quote are prime cost items and provisional sums.

A prime cost allowance covers an item you may select later, such as a kitchen appliance. A provisional sum is an estimate for work whose cost cannot yet be determined precisely. The final cost can differ from the allowance. Source: QBCC guidance on prime cost and provisional sum items.

For example, if an appliance allowance is $1,000 and your selection costs $1,500, the difference is $500 before any other applicable contractual charges. This is an illustration, not an APG package quote.

Ask to see the products available within each allowance. It is easier to assess a budget when you know what it actually buys.

3. Driveway, fencing and landscaping

Outdoor inclusions deserve their own checklist. Ask the builder to mark the areas covered on the site plan, including:

• Driveway and any paths.
• Boundary fencing, gates and returns.
• Turf, garden beds and planting.
• Letterbox and clothesline.
• Any retaining walls required for the proposed design.

Get quantities, finishes and exclusions in writing. “Landscaping included” is much easier to compare when you can see exactly which areas will be finished.

This also helps you decide whether a package will meet your needs at handover or whether you should allow for further work.

4. The difference between the display and your inclusions

A beautiful property image can help you imagine the home. Use the written specifications to confirm what you are purchasing.

Check flooring, window coverings, air conditioning, kitchen appliances, lighting and storage. If a feature matters to you, ask for its specification and whether it is included in the quoted price.

For air conditioning, for example, ask which rooms are covered and what system is supplied. For flooring, confirm the materials and the rooms included.

Ask: “Which features shown in the images are upgrades or excluded from this package?”

5. Changes you make after choosing the home

Make a list of your must-haves before you settle on a package. Extra power points, different finishes or layout adjustments should be discussed while you are comparing options.

QBCC identifies variations as changes to contracted work and explains that they should be documented and approved in writing. Ask for the price and any timing impact before agreeing to a change. Source: QBCC domestic building contracts guide.

A useful approach is to request two clear figures: the package as advertised, and the package with your preferred changes. That gives you a more realistic comparison from the start.

6. Buying costs outside the package price

Your purchase budget should also account for expenses outside the land and construction quote.

ASIC's Moneysmart recommends allowing for buying costs alongside your deposit and getting a solicitor or conveyancer to review the contract. It also highlights transfer duty and insurance as expenses to consider. Whether a duty concession applies depends on your circumstances. Source: Moneysmart's buying a house guide.

Ask your solicitor and lender for an itemised estimate of the costs relevant to your purchase, including any finance fees. Keep this separate from your builder's inclusions list so nothing is counted twice or missed.

7. Accommodation and moving costs

Map out the period between buying and moving in. Ask for separate estimates for land registration, construction commencement and handover, then check the assumptions behind each date.

For your own budget, consider rent or other accommodation, storage, removalists and utility setup. Ask your lender to explain what payments would fall due at each stage of your particular loan.

It is also useful to calculate what an extra month or two in your current accommodation would cost. This is a planning exercise, not a prediction that your build will be delayed.

A simple way to compare two packages

Use the same checklist for every property you shortlist.

Once you fill in the gaps, you can compare the expected cost of the finished homes much more clearly.

Frequently asked questions

Does a turnkey house and land package include everything?

Check the specific inclusions and exclusions rather than relying on the label. Ask what will be completed at handover and what you will still need to arrange or pay for separately.

Can a fixed-price building contract still have extra costs?

Check the contract's price-change provisions, allowances and exclusions with your solicitor. Approved changes to the work can also affect the total. QBCC's contract guide explains price warnings and variations. Source: QBCC.

How much should I allow for extra costs?

Start with itemised estimates for the specific property. A general percentage cannot tell you whether fencing is excluded, which upgrades you want or how long you will need temporary accommodation. Discuss a suitable buffer with your lender after identifying those costs.