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The real estate market across Australia has been on an uptrend for years.
Combined with several federal incentives, this has led to home buyers going on a spree.
A growing sustainability movement is also driving new more environmentally friendly construction.
Such properties are available less in cramped megacities and more in the suburbs.
As a result, suburban and growth-corridor property has seen strong demand, even as city-wide price growth has moderated more recently.
Current scenario:
Both the ACT and NSW markets — where ABM Homes operates — have moved past their post-COVID boom years, but the picture differs by region.
The ACT market peaked in mid-2022 and has cooled through 2024–2026, with Canberra house prices easing again in the second half of 2026. Acquiring land directly is still difficult, as the ACT government controls land release and leasing under its leasehold system, though “missing middle” reforms and a new pre-approved pattern book are starting to speed up approvals.
In NSW, the picture is more mixed. Inner and premium Sydney has flattened or softened as interest rates bite, but outer growth corridors — Western Sydney, the South West growth areas, the Central Coast and the Illawarra — remain in solid demand, supported by infrastructure spending like the Western Sydney Airport and Metro rail extensions. These growth corridors are exactly where most House and Land Package estates are located, so buyer demand for this property type remains strong even where the broader city market has cooled.
Local councils and planning rules still apply in both jurisdictions, and requirements continue to evolve.
Where NSW Buyers Are Finding Value
New South Wales’ market centres on a handful of well-defined growth corridors, each backed by major infrastructure investment:
South West Growth Area (Menangle Park, Figtree Hill, Oran Park, Leppington) — one of Sydney’s fastest-growing corridors, with new rail links, the M12 motorway and the Western Sydney Airport precinct driving demand. Median house prices here sit well under Sydney’s city-wide average, making it a common entry point for first home buyers and upsizers alike.
Western Sydney (Blacktown, Penrith, St Marys) — benefiting from the Western Sydney Airport (Aerotropolis) and new Metro rail connections, with strong buyer competition expected to continue.
Central Coast and Illawarra — attracting buyers priced out of metro Sydney, offering a lifestyle trade-off with a manageable commute.
Because House and Land Packages are typically built in these masterplanned growth corridors rather than established inner-ring suburbs, they sit right in the part of the NSW market where demand has stayed resilient even as inner Sydney has cooled.
What are House and Land Packages?
House and Land Packages are property plans that bundle a plot of land with a built home. That means you buy both the land and the house together, rather than purchasing land and then hiring someone to build it.
So builders get the land from the local Government. After that, they package these plots with various home designs and plan options. It is an all-inclusive deal, great for growing families, upsizers, and investors.
Types of House and Land Packages by size
House and Land packages projects are carved out of “land estates.”
Depending on size, they are divided into small, medium, and Master plan.
Types of House and Land Packages by builder offering
There are two common ways of buying into a construction project:
Off the plan package:
- These are simply packages where you purchase land from the developer and then pay a third party for construction.
- The Plan may not include everything. For example, Flooring, Driveway, et al.
- There are two steps instead of one, meaning you have to deal with two parties (land owner and builder).
Turnkey package:
- The land and built house are both included in these plans. You just have to “turn the key.”
- Everything is included in such packages, including things like decor, landscaping, and flooring.
- You deal only with one vendor for the perfect combination of the land and expert work, all in one package.
Difference between Off the Plan and Turnkey Packages
- Off the Plan is cheaper initially. However, you would have to pay more to add amenities in the future.
- Turnkey investments are safer, as you do not have to depend entirely on third parties, like in Off the Plan packages.
- You do not have to deal with the local Government and bureaucracy if you choose Turnkey packages.
- In Turnkey, you only deal with one party for the entire project.
How do House and Land Packages work?
There are five significant steps in starting and completing a House and Land package.
The construction loan is “drawn out”, according to what step the project is at. Those steps are as follows:
- Base Stage : This stage is when the drains, underground electrical cables, and concrete slab has been completed.
- Frame Stage : The stage when a home’s frame, garage and trusses is completed and approved by a building supervisor.
- Lock Up Stage : The stage when your home’s brickwork, windows, roof covering, and plumbing are completed.
- Fixing stage : The stage is when all internal cladding, infills, architraves, skirting, doors, baths, and cabinetry of the house are fitted and fixed in position.
- Completion: This stage is when all painting, floor coverings, plumbing fixtures, appliances, and water tanks have been completed.
How to choose a House and Land Package?
These are the essential things to look out for:
- Location and proximity to your place of work/significant cities.
- Availability of important institutions like schools, hospitals, and shopping centers.
- Value of the local real estate and appreciation.
- Record of the builder offering the package.
- Affordability. It’s always better to choose a budget where you have enough in case of future upgrades and not max out.
How long do ‘House and Land Packages’ take to complete?
The time taken to build depends on the following steps:
- Sewage and other public utilities are installed. If you have bought at this early stage as an investor, there can be a delay of 1-2 years before you can start construction.
- After the construction of public amenities, the title is transferred to your name, and the building begins.
- If the local council approvals are in place, construction can start immediately. The construction loan is used for this.
- Then you pay off any remaining amount and stamp duty. After that, you get council approval and construction.
Steps to buying House and Land Packages
- Pre-approval from loan for the bank. Once you have pre-approval, you can confidently approach builders and start looking at and comparing projects.
- Once you like an estate, book the land and continue looking at design with the builder. This ensures a low acquisition cost, and the land you want is reserved.
- Sign the offer. There are conditional and unconditional options. At ABM Homes, we offer different kinds of agreement options.
- Payment of deposit. The funds are held in a trust account till contract completion.
After completion and final documentation, the property is ready to move/rent.
How does a house and land package work? | What kind of loan should I take?
The loan is split into two in a bundled deal.
- The land is bought with a loan, similar to a mortgage. It also has a similar payment structure. You start paying after you get ownership of the land.
- The build is finished with a construction loan, also called a “draw down loan.” This loan is approved in full, but paid out in installments.
- These installments depend on the current stage of the project. You only make payments for the amount paid out.
Stamp Duty on House and Land Packages
Stamp duty treatment differs by state, and both the ACT and NSW now offer meaningful relief for house and land packages for first home buyers.
In the ACT: from 1 July 2026, eligible first home buyers pay no stamp duty at all — regardless of the property’s price or their income. This replaced the previous system of price caps and income thresholds. On a $1 million property, that’s a saving of roughly $30,000. If you don’t qualify as a first home buyer, the older rule still applies: duty is calculated on the land value only, not the build cost.
In NSW: eligible first home buyers pay no stamp duty on new or existing homes valued up to $800,000, with a sliding-scale concession applying between $800,000 and $1,000,000. For vacant land purchased to build on, the full exemption applies up to $350,000, with a concession up to $450,000. Because the exemption is assessed on land value for a land-and-build contract, many buyers in NSW pay little to no stamp duty at all.
Buyers who don’t qualify as first home buyers in either state still benefit from the general rule that stamp duty on a House and Land Package is calculated on the land component only, not the finished build value — a meaningful saving over buying an established home of equivalent value.
Deposit for House and Land Package
The amount of deposit you need to pay depends on the kind of project you have opted for:
- For Turnkey, it’s usually about 5% (this is separate from your home loan deposit discussed below).
- In Off the Plan, you will usually pay about 10%.
First Home Buyer Incentives: NSW vs ACT
Government support for House and Land Packages has expanded significantly since late 2025, at both the federal and state level.
This table shows exactly how this works:
Because the NSW grant and stamp duty concession can often be claimed together on the same purchase, many first home buyers building through a House and Land Package in NSW growth corridors end up with very low upfront costs — sometimes lower in dollar terms than the ACT’s single stamp duty exemption, depending on the property value.
On top of the state-level support in the table above, two federal schemes apply in both NSW and the ACT:
- First Home Guarantee — lets eligible first home buyers purchase with just a 5% deposit and no Lenders Mortgage Insurance. Since October 2025, the scheme has unlimited places (previously capped at 35,000/year) and no income limits, opening it up to far more buyers.
- Help to Buy — a newer shared-equity scheme (launched December 2025) where the government contributes up to 40% of a new home’s price in exchange for an equity stake, reducing the deposit needed to as little as 2%. Income caps apply ($100,000 individual / $160,000 joint), and it can’t be combined with the First Home Guarantee.
Many buyers in NSW end up combining a state-level benefit from the table above with one of these federal schemes, further lowering the cash needed to get into a House and Land Package.
Reasons to buy House and Land Packages
The Arise at Whitlam Display Village
- Transparent pricing: Most contracts are easy to understand. You know exactly what you are buying and there are no unexpected charges.
- More affordable: Tax incentives and exemptions make the financing options very attractive.
- Less maintenance: As the most stringent norms are followed, you won’t need to worry about wear and tear for years to come. Most homes also come with Guarantees and Warranty options.
- Financial Certainty and set terms: As the price is all-inclusive and agreed from the outset, you never have to think about rising prices or changing interest rates.
- Administration and Paperwork: Your building partner handles everything, ensuring you don’t spend endless time trying to understand regulations.
- Easier moving in process: Your living experience is plug-and-play, as you get the whole package, ready to move.
- Great for investment: House and Land Packages in growth-corridor estates tend to benefit from ongoing infrastructure investment, which supports long-term value even when the broader city market is flatter.
Attractive for rentals: With assured rental options, you have an asset that generates cash flow.
Reasons to buy House and Land Packages with ABM Homes
ABM Homes has a combined experience of more than 25 years in the ACT real estate market. All our homes come with 6 months service guarantee and 7 years structure warranty.
Our projects are super sustainable and come with everything included. Contact or visit our team today.