C1 at a glance
Before You Buy Land: what to check on a block before you sign
42checks
5sections
3result options
10pages
Take it to the block and work through the five sections in order.
Mark each check Fine, Later or Issue as you look and ask around.
Chase every Later and Issue with council or a professional before you sign.
The 5 sections
- S1LocationPublic transport, shops, parks and gyms, hardware and home maker centres5
- S2Zoning and servicesZoning nearby, water supply or tanks, overhead or underground power, new connections, service plans10
- S3Site, soil and substrataCompaction certificate, old ponds or dams, easements, neighbours' fences and stockpiles, water flow11
- S4Overlays to searchAcid sulphate soils, flora and tree orders, character areas, large trees, waterway corridors12
- S5NoiseTransport noise corridors, flight paths and airfields, new road works, train lines4
Use it while you are looking at land, before you sign a contract. Educational guide only.
Introduction
Buying land to build on is a huge step, and it's easy to get swept up in the excitement. But before you start planning the house, check the things that affect your time, budget and the quality of your future home.
That’s why we created this checklist, a straightforward way to evaluate potential sites and compare one against another. Think of it as your toolkit to catch any potential headaches before they happen.
This checklist covers the big factors, from location and zoning to what's happening underground, so you can avoid surprises and keep costs down.
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Tip: “Before you buy, compare!”
Why? Evaluating multiple sites against the same criteria can reveal hidden costs and prevent surprises. A little planning now goes a long way.
Why? Evaluating multiple sites against the same criteria can reveal hidden costs and prevent surprises. A little planning now goes a long way.
C1 - Before Buying Land Checklist
Free
Last updated 28 Oct 2026 · Revision 4 · Free updates for life
Checklist Type: Minor
Form Factor: Fillable, print-ready PDF (A4, 22 pages)
When to use: Pre-purchase (before you sign)
A 69-point checklist to compare blocks before you buy. Check the area, the title, council maps, services, the ground and the soil so you know what to plan and budget for before you sign.
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Section 1: Location Factors
Location really is everything. The right spot makes daily life easier and is more likely to hold its value. Are there good schools nearby? Is it easy to get to work and the shops?
Consider:
- Public Transport: Being near a bus stop or train station saves time and money if you're commuting or have regular visitors.
- Access to Amenities: Shops, gyms and parks a short drive or walk away make everyday life easier and help property values.
- Lifestyle and Resale Value: A well-located property is nicer to live in and more attractive to future buyers.
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Check Before You Connect!
Ensure water, sewer, and power services are accessible. Unexpected utility setups can add time and cost to your build.
Ensure water, sewer, and power services are accessible. Unexpected utility setups can add time and cost to your build.
Section 2: Zoning and Services
Zoning and services answer two questions: can you actually build what you want here, and are the basic utilities there (or coming)?
- Zoning Basics: Zoning sets what can be built where. Some areas are strictly residential, others allow commercial uses, so check what's nearby too; you don't want a noisy business opening next door. Your council's planning scheme mapping will tell you.
- Water and Sewer Connections: Ideally the lot already has council water and sewer connections. If you need a water tank or an on-site sewage (septic) system, that adds cost, so ask early.
- Power Access: If power is already at the boundary, great. If not, you may need to bring it in from further away, which can mean easements (rights for the power company to run lines across land) and dealing with neighbours or the network provider. Overhead power needs extra paperwork and a consumer pole, and the further you are from the mains, the more it costs to run cable or install submains (common on larger or rural sites).
- Extra Services: Check gas, NBN and other communications. They're easy to take for granted until they're not there.
- Easements and Sewer Mains: Check the title and survey plan for easements and find where the sewer main runs. In Queensland, building over or near a sewer main needs approval from the water authority, and it can limit where the house goes or add cost.
- Stormwater Discharge: Find the lawful point of discharge for roof and surface water (usually the kerb or an inter-allotment drain). If the lot falls away from the street, you may need an easement through a neighbour's property or a pump, both of which cost money.
- Covenants and Design Guidelines: Estate covenants can dictate house size, materials, colours, fencing and even roof pitch. Read them before you sign.
Why Zoning and Services Matter: They tell you what's possible on your land and what it'll cost to connect.
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Insight: “Plan for What Lies Beneath”
Soil type, compaction, and site history may not be visible, but they impact stability and construction costs. Get the facts!
Soil type, compaction, and site history may not be visible, but they impact stability and construction costs. Get the facts!
Section 3: Site, Soil, and Substrata
What's under the surface matters as much as the location. Soil type, site history and slope all affect your foundation costs and long-term stability.
- Soil Type: Under AS 2870 (residential slabs and footings), sites are classified from stable (Class A) through slightly, moderately and highly reactive (S, M, H1, H2) to extremely reactive (Class E). Class P covers problem sites, such as uncontrolled fill or soft soils. The more reactive the soil, the more your footings cost. Where you can, make the contract subject to a satisfactory soil test.
- Compaction Reports: On filled estate lots, ask the developer for the Level 1 fill compaction report to AS 3798. Without it, the engineer may treat the lot as a problem site (Class P), which means deeper, dearer footings.
- Site History: Often overlooked. Old mine shafts, tunnels, filled dams or creeks can cause subsidence (land sinking) and structural problems later. A bit of research goes a long way.
- Environmental Factors: Acid sulfate soils can corrode concrete and steel and need special treatment. In flood-prone areas you'll need to meet a minimum floor level, so ask council what it is for the lot.
- Slope and Retaining Walls: A sloping block can mean more earthworks, retaining walls, extra drainage and a split-level or suspended slab. Get a contour survey and allow for these costs before you buy.
Why Soil and Site History Matter: They decide what your foundations will cost and how well your home performs over time.
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Quick Check: “Know Your Overlays”
Overlays like heritage or environmental protections can mean extra steps. Understanding these now prevents unexpected delays and a better understanding of cost implications.
Overlays like heritage or environmental protections can mean extra steps. Understanding these now prevents unexpected delays and a better understanding of cost implications.
Section 4: Overlays and Environmental Protections
Overlays are planning rules on certain areas to protect natural features or manage risks like flood and bushfire. They can limit what you build or add requirements and cost.
- Heritage and Environmental Protections: In Australia, some sites have heritage overlays, which protect historical buildings, natural habitats, or landscapes. If your land or surrounding areas have heritage-listed features, there could be restrictions on what you’re allowed to build or alter. Environmental protections may also include flora and fauna preservation areas, which protect specific plants, animals, or habitats.
- Tree Preservation Orders: If there are significant trees on the property, there might be a preservation order in place. While trees can add beauty and value, they may also limit your building options or require you to design around them. Removal or alteration of these trees could require council approval.
- Bushfire Prone Areas: Get the site's BAL (Bushfire Attack Level) under AS 3959. A higher BAL means tougher windows, screens and cladding, and can add thousands to your build.
- Flood Zones and Landslip Risks: In flood areas you'll need to build above a minimum floor level. On landslip-prone sites, you may need geotechnical advice and engineered footings or retaining.
Why Overlays Matter: They're there to manage real risks. Knowing about them up front helps you plan and budget, and avoid delays or fines.
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Plan Around Noise
Noise can affect not just your comfort, but resale value too. Be sure to test the area at different times of day!
Noise can affect not just your comfort, but resale value too. Be sure to test the area at different times of day!
Section 5: Noise Considerations
Noise might not be top of mind, but imagine moving in and finding you're under a flight path or next to a planned highway extension, without the acoustic treatment to match.
What to listen out for:
- Transport Noise Corridors: Near a major road? Check for planned road upgrades too. In Queensland, lots in a mapped transport noise corridor need extra acoustic treatment to windows and walls, which adds cost.
- Airports and Flight Paths: Even small airports and light-plane flight paths can be noisy. Visit at different times and ask the neighbours.
- Train Lines and Future Infrastructure: If there’s a train line nearby, keep in mind that the sound of trains (and their horns) can carry quite far, especially in quiet areas. Also, check local development plans to see if any new train lines or transport hubs are planned for the future.
Why Noise Matters: It affects comfort and resale value.
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Final Takeaway: “Knowledge is Key”
Buying land is about more than the view. A thorough checklist ensures you’re ready for any challenges—and sets you up for success.
Buying land is about more than the view. A thorough checklist ensures you’re ready for any challenges—and sets you up for success.
Conclusion
Each factor here, from location and zoning to soil and noise, affects your home's cost, comfort and quality. Check them all before you sign, and compare sites against the same list.
Get the C1 checklist
C1 is free. Get the C1 Before Buying Land Checklist, or see all our checklists, including the free CINS and The Trade Tool.
FAQ Section
- Why is it important to check the soil type before building?
Soil type determines your footing design, which can make a big difference to cost and prevent future problems. - How do I find out about zoning regulations in my area?
Check your council's planning scheme and online mapping, or call the council. - What utilities should I confirm before purchasing land?
Water, sewer, power, stormwater discharge, gas and NBN. Missing services mean extra connection costs. - How does living near a noise corridor impact daily life?
Constant background noise affects comfort and can reduce property value, and may require acoustic treatment to the house. - What are environmental overlays, and why do they matter?
Overlays are planning rules that protect environmental or heritage features or manage hazards. They can restrict what you build or require extra approvals. - How can I tell if my land is in a flood zone?
Check your council's flood overlay mapping (in Brisbane, the FloodWise Property Report) and ask for the minimum floor level for the lot. - What should I do if there's a heritage listing on the land?
Get planning advice before you buy. Building or altering heritage sites usually needs approval and may be restricted. - Are bushfire zones a big concern in Australia?
Yes. If your land is bushfire prone, get the BAL rating. The higher it is, the more fire-resistant your construction needs to be, and the more it costs. - Can I remove trees from the property if they're in the way?
Often only with council approval, especially where there's a vegetation protection overlay or preservation order. Check first.
Further Reading
Builder or Land First? Key Tips for Starting Your Dream HomeEmbark on building your dream home with a strategic approach. This guide helps you decide whether to choose a builder or land first, weighing the pros and cons of each option. It covers cost considerations, availability, timelines, and expert advice for a smooth home-building process.
Choosing the Ideal Home Location: Key Factors to ConsiderChoosing the perfect location for your home goes beyond aesthetics. It’s about comfort, convenience, safety, and budget. Whether for personal use or investment, factors like traffic patterns, proximity to amenities, and neighbourhood safety play a pivotal role. Make an informed choice.
Building Your Dream Home: Balancing Time, Cost, and QualityBuilding a new home can be both exciting and challenging. To ensure success, it’s important to balance the “holy trinity” of project management: time, cost, and quality. In this article, we’ll explore how you can achieve this balance and create your dream home
Understanding Preliminary Service AgreementsThe preliminary service agreement sets the stage for your home building project, detailing essential aspects like work scope, timeline, and payment terms. It’s the blueprint for a successful partnership with your contractor.Demystifying Geotechnical Soil Tests for HomeownersConfused by the technical jargon in geotechnical reports? This article demystifies soil tests, helping property owners make informed decisions for construction projects. Learn about soil density, strength, and permeability, and how these factors influence foundation stability.
Sustainable Construction: Techniques and TrendsThe article emphasizes green building’s importance for sustainability and covers techniques such as biodegradable materials, passive solar design, and water conservation. It also discusses trends like using smart tech and incorporating nature in design.
