It's the classic chicken and egg question for anyone building a new home. Do you find the block first, or the builder?

Get it wrong and it can cost you. Buy the wrong block and you can spend tens of thousands on site costs before a single wall goes up. Pick a builder first and you may end up limited to their designs and their estates. Here's how I'd think it through.

C4 - Asking the Right Questions Checklist

$39.00 AUD

Last updated 28 Oct 2026 · Revision 3 · Free updates for life

Checklist Type: Minor

Form Factor: Fillable, print-ready PDF (A4, 26 pages)

When to use: Choosing a builder (before you pay a deposit or sign)

70 questions and checks for every builder on your shortlist, from the licence search at your desk to a visit to one of their current sites. Compare like for like and choose your builder with confidence before you pay a deposit.

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The real risk of buying land first: site costs

A block that looks like a bargain can turn out to be expensive to build on. The things that drive site costs up include:

  • Slope. Retaining walls, extra earthworks, a split-level design or a suspended slab.
  • Soil class. Reactive clay or filled ground means a stiffer, more expensive slab and sometimes piers.
  • Easements. Sewer, stormwater or power easements can limit where the house goes.
  • Overlays. Flood, bushfire, character or vegetation overlays in the council planning scheme can add design requirements and approvals.
  • Estate covenants. Many new estates control house size, facade, roof colour, fencing and driveways.
  • Services. Check whether water, sewer, power and NBN are connected to the block or still need to come in.

Any one of these can add thousands to your build. A few together can add tens of thousands. The fix is simple: get a builder or designer to look at the block before you go unconditional on the land contract. Ask for a contour survey and a soil test if you can, or at least a builder's estimate of site costs.

Finding your land first

Good for: people who have their heart set on a particular suburb, street or type of block.

  • You control the location, which is the one thing you can't change later.
  • You can then find a builder or designer to suit the site, rather than the other way around.
  • The downside is that good land can be hard to find, and you carry the risk of site costs unless you check them before committing.

Choosing your builder first

Good for: people who want budget certainty and a simpler process.

  • A builder can tell you early what your budget will realistically build, including site costs.
  • Many volume builders offer house and land packages in new estates.
  • You're limited to their designs and the estates they work in, and packaged homes can be fairly cookie-cutter.

Don't assume a package means cheaper land. Builders can add a margin to packaged land, so compare the package land price with similar blocks sold on their own in the same estate.

How house and land packages really work in Queensland

A house and land package is usually two separate contracts: one with the land seller and one with the builder. That matters because:

  • The build can't start until the land is titled (registered) and you've settled on it.
  • In new estates, titling can take months, and sometimes longer than the developer first said.
  • Your finance, your build contract and your land settlement all need to line up.

Ask when the land is expected to title, what happens if it's late, and whether your build price is fixed if the start date moves.

Timelines: what to expect

Rough guides only, because every job is different:

  • Titled land: settlement is often 30 to 60 days.
  • Untitled estate land: can take many months before you can settle and start.
  • The build: a typical single-storey home in Queensland usually takes around 6 to 12 months once work starts, depending on size, weather and the builder's workload.

Add design, approvals and finance on top of that.

Other things to weigh up

  • Budget. If money is tight, talk to builders first so you know what you can afford to build before you spend on land.
  • Availability. If good builders in your area are booked up, secure one early. If the land you want is scarce, make that the priority.
  • Custom or package. A custom design on your own block takes more time and usually more money, but it's built for the site and for you.

My simple decision rule

  • If location matters most, find the land first, but make the contract subject to a site assessment and get a builder to look at it before you go unconditional.
  • If budget certainty matters most, talk to builders first, then look for land that suits the design and the budget.

Either way, do your homework before you sign anything. My C1 Before Buying Land checklist is free and walks you through the checks to make on a block before you commit.