A five-bedroom under a million
At Dawn in Walloon, Gallery Homes' release contains an uncommon combination: Lot 1526 is a five-bedroom, 190 m² of house on 407 m² of land, at a fixed total of $994,466 — under a million. It is the only five-bedroom across this entire batch of projects. The rest are four-bedroom, two-bathroom, double-garage plans with two living areas, running to $1,023,549.
Land registration falls on two dates: Lots 1526 and 1529 on 18 December 2026, Lots 1435 and 1413 on 29 January 2027. What is worth ten minutes: the five-bedroom has only one living area while every four-bedroom has two — a very concrete trade-off.
$994,466from · fixed-price land and build · 4–5 bed, 2 bath, 2 car · 407–491 m² of land
Price and land · Dawn
The bigger the block, the cheaper the land rate
A note on basis first: the builder's market report we hold has no Walloon statistics page, and the project documents carry no median price, median rent or vacancy rate, so we are not importing unsourced suburb numbers. What can be verified is the stock list's prices and areas and the land rate derived from them.
- Fixed total range
- $994,466 – $1,023,549all including land
- Land size
- 407 – 491 m²
- House size
- 190 – 195 m²
- Land rate (our calculation)
- about $1,067 – $1,243 / m²the bigger the block, the lower the rate
- Land share of the total
- about 51%
- Land registration
- 18 December 2026 or 29 January 2027depending on the lot
- Rental appraisal for this project
- noneno rent figure appears in the documents
There is a clear pattern in that land rate line: Lot 1526's 407 m² carries the highest rate (about $1,243) and Lot 1435's 491 m² the lowest (about $1,067) — about 16% apart. Bigger blocks cost less per square metre, which is common enough, but in this release it means that if land is the point, the larger lots are the better buy.
The spread of totals here is very narrow — $29,083 end to end, under 3% of the price. In other words, price is barely a variable; the plan and the block are.
The rent line has to stay empty and be said plainly: this project has no rental appraisal and the documents carry no rent figure, so we are not calculating a yield. A buyer running investment numbers should obtain a formal appraisal first.
For sale · Dawn
Five bedrooms and one living area, or four and two
Prices and areas come from Gallery's stock list of 26 August 2026, as package totals including land, lowest first.
| Lot | Design and facade | Configuration | Land / house | Land + house | Registration | Package total |
|---|---|---|---|---|---|---|
| Lot 1526 | Hahn 190 · Hamptons Signature Select 1 Pebble | 5 bed, 2 bath, 2 garages · 1 living | 407 / 190 m² | $506,000 + $488,466 | 18 Dec 2026 | $994,466 |
| Lot 1529 | HERON 191 · Coastal Signature Select 1 Chalk | 4 bed, 2 bath, 2 garages · 2 living | 448 / 191 m² | $519,000 + $492,024 | 18 Dec 2026 | $1,011,024 |
| Lot 1435 | HAHN 191 · Shoreline Signature Select 1 Pebble | 4 bed, 2 bath, 2 garages · 2 living | 491 / 191 m² | $524,000 + $498,608 | 29 Jan 2027 | $1,022,608 |
| Lot 1413 | PASCIN 195 · Coastal Signature Select 1 Chalk | 4 bed, 2 bath, 2 garages · 2 living | 487 / 195 m² | $520,000 + $503,549 | 29 Jan 2027 | $1,023,549 |
That table is really a single, clean choice: five bedrooms and one living area, or four bedrooms and two?
Lot 1526 is the only five-bedroom and the lowest total in the release at $994,466. Fitting five bedrooms into 190 m² costs you the second living area — the household gathers in one living and dining space. For a larger family that needs a room each (three generations, or four children), it is the only answer in this entire batch. But note: five bedrooms inside 190 m² means the individual rooms will certainly be tight, so measure every one of them on the plan.
The other plans are four-bedroom with two living areas, at 191 to 195 m² of house on 448 to 491 m² of land. The second living area is what the fifth bedroom was traded for. For a household with older children who need their own space, or someone working from home permanently, that direction is the more practical one.
Among the four-bedrooms the differences are mostly land and facade: Lot 1435 has the most land (491 m²) at the lowest land rate (about $1,067); Lot 1413 has the largest house (195 m²); and Lot 1529 has the lowest total ($1,011,024) and registers more than a month earlier. The facade schemes all differ — Hamptons, Coastal, Shoreline — so one street will not be a row of identical houses.
Choose aspect and position on the block first, then compare prices. Under thirty thousand dollars separates this release end to end, so price is barely a variable, while aspect decides how much of the year the alfresco and main living area are usable. The stock list states no aspect, so ask for a masterplan and siting plan with north marked before you commit. And note the two registration dates — if timing matters, the December group is over a month earlier.
Delivery and contract · Gallery Homes
The registration dates are specific; the program still has to reach paper
Start with what holds up: land registration is given to the day — 18 December 2026 or 29 January 2027, which is definite as unregistered land goes. Gallery Homes Pty Ltd holds QBCC licence 1207880, and the stock list prices land and build separately.
Land registration
Lots 1526 and 1529 on 18 December 2026; Lots 1435 and 1413 on 29 January 2027.
Fixed-price package
Land and build shown separately, with the total including land.
Builder
Gallery Homes Pty Ltd, QBCC licence 1207880.
Price date
Stock list dated 26 August 2026; the current stock list governs.
Then there is what has to be obtained before contract:
Storey count and the completion guarantee
The stock list does not state the number of storeys. Gallery's 18-week completion guarantee is expressly single storey only on comparable projects — 190 to 195 m² on 407 to 491 m² may well be single storey, but it has to be confirmed in writing, because it decides whether a handover date can be calculated at all.
A written construction program
Once the storeys are established, request start and completion dates in writing.
The sunset clause
If a registration date slips, what happens to the deposit and whether the buyer can exit has to be answered in the land contract.
Room dimensions on Lot 1526
Five bedrooms inside 190 m² — measure each one on the plan.
The itemised inclusions schedule
The stock list gives design names, facade schemes and colour schemes, with no inclusions list.
The contract rhythm and signing window
Gallery has used a very tight process on comparable projects; get this project's terms before you look at a lot.
The covenant and holding costs
Ipswich rates, water and insurance are all unpublished; the covenant text needs reading.
Queensland transfer duty sits on top of the package price, and any concession depends on your circumstances and must be confirmed by a licensed adviser.
Turnkey standard · Gallery Homes
No two facades repeat; the inclusions list is still missing
To be stated honestly: the stock list gives design names, facade schemes and colour schemes, with no itemised inclusions list. Gallery's quoted specification on comparable projects is noticeably richer than its website's generic standard, and what governs the product is the contract annexure.
- Hahn 190 · HERON 191 · HAHN 191 · PASCIN 195
- Hamptons · Coastal · Shoreline Signature Select facades
- Pebble / Chalk colour schemes
- 4–5 bed, 2 bath, 2 garages
- Itemised inclusions to be confirmed in writing
For an owner-occupier this release offers one clean either/or: the fifth bedroom, or the second living area. Lot 1526's five-bedroom is the only one of its kind in this batch and carries the lowest total; the four-bedroom plans give that bedroom's area back to living space. Both are valid — it depends on whether your household is about *numbers* or about *separating activities*.
There is also a practical strength: the four facade schemes all differ (Hamptons, Coastal, Shoreline), across two colour schemes (Pebble and Chalk). In an otherwise uniform new community, that has value for recognisability at resale.
For an investor, the objective position is: no rental appraisal and no Walloon statistics, so a yield cannot be calculated. And Walloon sits on the western side of Ipswich City, further from Brisbane, so the tenant pool and exit speed need checking yourself. To bring it into a model, a formal rental appraisal and holding-cost estimates both need to be in hand.
Location · Walloon
Where it is, and what the documents do and do not say
- Locality
- Walloon, Ipswich City
- Land
- 407 – 491 m²land rate about $1,067 – $1,243 / m²
- Land registration
- 18 December 2026 or 29 January 2027
- Schools in the project documents
- not listedverify on EdMap
- Supermarkets and shopping centres
- not listed
- Railway station and bus services
- not listed
- Drive times
- not listed
This has to be stated honestly: the stock list gives lots, areas, prices and registration dates, and names no school, supermarket, railway station, bus service or drive time. Walloon sits on the western side of Ipswich City, among the furthest from Brisbane in this batch — which is also why the land rate is on the low side. On the day you visit, measure the morning-peak drive to the Ipswich town centre and to Brisbane, and establish where the nearest supermarket and railway station are.
Schools are the same: no document names a school, let alone establishes which state school catchment these lots fall in. Catchments are set by the Department of Education and change, so a family buying for a school should take the contract address to the Queensland Government's EdMap before signing and check the year the child actually enrols. The land registers in December 2026 or January 2027, and the street number only exists after that.
Who it suits · Dawn
Who it suits, and who should think again
It suits a larger family that needs a room each — Lot 1526 is the only five-bedroom in this entire batch, and it carries the lowest total at $994,466, under a million. It suits a household with older children who need their own space, or someone working from home permanently: the four-bedroom plans all include two living areas. It suits a buyer focused on land (Lot 1435, 491 m² at the lowest land rate of about $1,067). And it suits a buyer who values a recognisable facade, with four schemes all differing.
Think again if you are considering the five-bedroom — five bedrooms inside 190 m² means tight rooms, and there is only one living area; measure each room on the plan before deciding. Think again if you need a move-in date, because the stock list states neither the storey count nor a build period, and Gallery's 18-week completion guarantee is expressly single storey only on comparable projects. Think again if the commute matters, because Walloon is further from Brisbane and the morning peak has to be measured on the day you visit. Think again if the inclusions matter, because there is no itemised schedule. Think again if you are buying for yield, with no appraisal and no Walloon statistics. And think again if a catchment or amenity matters.
For a masterplan and siting plan with north marked, the storey count and a written construction program, Lot 1526's room-by-room dimensions, the itemised inclusions schedule, or a formal rental appraisal and holding-cost estimates, contact FX Home and we will request them.
FAQ · Dawn
The four questions buyers ask
If I buy now, when do I get the house?
Land registration is given to the day: 18 December 2026 for Lots 1526 and 1529, 29 January 2027 for Lots 1435 and 1413. But construction follows land settlement, and the stock list states neither a build period nor the number of storeys — the latter matters especially, because Gallery's 18-week completion guarantee is expressly single storey only on comparable projects. Establish the storey count first, then request the written program and the sunset clause.
Five bedrooms, or four with two living areas?
That is the real choice in this release. Lot 1526 is the only five-bedroom in this entire batch, at 190 m² and $994,466 — but with one living area, so the household gathers in a single living and dining space, and five bedrooms inside 190 m² will certainly be tight. The other plans are four-bedroom with two living areas, giving the fifth bedroom's area back to living space. Choose five if your household is about numbers, four if it is about separating activities — and measure the rooms on the plan first either way.
How do I choose between the lots?
Price is barely a variable — $29,083 separates the whole release, under 3%. What matters is three things: land (Lot 1435 is largest at 491 m², with the lowest land rate of about $1,067), house (Lot 1413 is largest at 195 m²), and registration timing (Lots 1526 and 1529 are over a month earlier). The four facade schemes all differ, across Pebble and Chalk colour schemes. The stock list states no aspect, so ask for a masterplan with north marked before committing.
What rent can I expect?
This project has no rental appraisal, the documents carry no rent figure, and we hold no Walloon statistics, so we are not quoting a yield. A buyer running investment numbers should obtain a formal appraisal first, along with estimates for Ipswich rates and insurance — and because Walloon is further from Brisbane, the tenant pool and exit speed need checking too.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the building contract. Prices, areas, the land/build split, design names, facade schemes and colour schemes come from Gallery's stock list of 26 August 2026 and are subject to the current stock list; the registration dates (18 December 2026 for Lots 1526 and 1529; 29 January 2027 for Lots 1435 and 1413) are from the same stock list. The stock list contains no storey count, build period, handover date or itemised inclusions schedule. Gallery's single-storey-only 18-week completion guarantee is that builder's term on comparable projects, and whether it applies here must be confirmed in writing. The land rate per square metre is our own calculation from the land price divided by the land area. We hold no Walloon market statistics; this project has no rental appraisal, so no yield has been calculated. The project documents contain no school, supermarket, railway station, bus or drive-time distances.
