The scaffolding is coming down
The hardest thing about buying off the plan is that the thing you are signing for does not exist yet. Ember is different. The developer's construction update from mid-July 2026 shows cladding and render complete on the great majority of buildings, interior painting finished in a good number of the homes, and the street elevations emerging one building at a time. Drive to 7001 Augusta Parkway today and the house you would be buying is already standing — an unusual moment to arrive on Ipswich's Springfield corridor. What is for sale are four-bedroom, 2.5-bathroom, two-storey terraces with double garages, from $1,150,000, with the developer's own documents anticipating completion in the fourth quarter of 2026.
Two things are worth another ten minutes: a gated community with an 880 m² pool club that still has no body corporate figure attached to it, and an asking price above every comparable sale the documents themselves record.
$1,150,000from · 4 bed, 2.5 bath, 2 car · 117–118 m² internal
Suburb data · Augustine Heights
Read the price against the regional numbers
Augustine Heights has no builder's monthly report with suburb-only statistics, so this section uses the realestate.com.au twelve-month figures the developer's own brochure cites, plus the areas and amenity stated in the project documents. Each source is named; nothing is averaged.
- Augustine Heights median house price
- $795,000realestate.com.au, 12 months, cited in the brochure
- Neighbouring Brookwater median house price
- $1,415,000same source
- Highest townhouse sale recorded in the brochure
- $1,100,000June 2024
- Site area
- 15,007 m²two and three-storey terraces, gated
- Club area
- 880 m²AClub: 20 m pool, children's pool, cabana
- Landscaped gardens
- over 2,000 m²developer's figure
- Rental appraisal for this project
- noneno rent figure appears in the sales material
What that set describes is an in-between position: Augustine Heights houses sit under eight hundred thousand, while the Brookwater golf estate across the road sits at over $1.4m. Ember's terraces fall between the two — and the asking price sits above every townhouse sale the brochure itself lists, $1,150,000 against $1,100,000 in June 2024. New construction, a larger four-bedroom layout and the club explain part of that gap, but on settlement day a valuer will reach their own answer from comparable sales, so know the gap in advance.
The rent line has to stay empty, and be said plainly: this project has no rental appraisal, and the sales material contains no rent figure at all, so we are not calculating a yield. A buyer running investment numbers should ask for a formal appraisal first — it is an obtainable document, and it should not be guessed at.
For sale · Ember
Four plans, and the difference is the outdoor space
Prices come from the sales information of 9 July 2026; the areas come from the plan specification screenshots of 1 September 2026. All four are four-bedroom, 2.5-bathroom, two-storey terraces with double garages, and 117 to 118 m² internal across the two levels — the internal area is near identical, and the price difference sits outside.
| Lot | Plan | Terrace / exclusive courtyard | Total (incl. garage) | Price |
|---|---|---|---|---|
| Terrace 34 | Type B2 | 9–10 m² terrace + 17–31 m² courtyard | 197–228 m² | $1,150,000 |
| Terrace 30 | Type B2 | 9–10 m² terrace + 17–31 m² courtyard | 197–228 m² | $1,155,000 |
| Terrace 64 | Type C1 | 25 m² terrace, no courtyard | 197–199 m² | $1,170,000 |
| Terrace 65 | Type C2 | 25 m² terrace, no courtyard | 197–222 m² | $1,170,000 |
Unpacked, that table is a very specific choice. Type B2 has only 9 to 10 m² of terrace, but adds a 17 to 31 m² exclusive-use courtyard — for a family with small children or a dog, ground you can step onto beats a first-floor terrace, and it is twenty thousand cheaper. Type C1 and C2 give you a 25 m² terrace instead, with no courtyard and no balcony — which suits a buyer who does not want a garden to maintain and would rather have the outdoor space in one piece.
What they share: 43 m² internal on the ground floor, 74 to 75 m² upstairs, and a 41 m² garage. Against a total of 197 to 228 m², none of the four is generous outdoors — a family used to a yard should stand on the space rather than judge it from a plan. One more detail: the B2 and C2 specification screenshots print "2 or 2+2 car spaces" while the listing field says 2, so confirm in writing what the particular home you are buying actually has.
Choose aspect and level first, then compare prices. Twenty thousand dollars separates these four, while aspect decides how warm the upstairs bedrooms get in summer and how many hours of sun the courtyard sees. To be clear: the sales material states no aspect for any of them. Ask for a site plan with north marked, or confirm it on site, before you choose — that matters more than the twenty-thousand-dollar gap.
One further thing buyers should know: the floor plans circulating publicly carry two slightly different area tables overprinted on each other. The contract drawing governs — confirm which version your contract annexes before you sign.
Delivery and contract · Azure
The houses are nearly built; the dates and the bills still have to reach paper
Start with the firmest fact: this is not a drawing-board project. The developer's mid-July 2026 update shows cladding and render complete on the great majority of buildings and interior painting finished in a good number of homes. For an off-the-plan buyer, most of the construction risk at this stage has already passed.
Construction status
Mid-July 2026: cladding and render complete on the great majority of buildings, interior painting finished in a number of homes.
Anticipated completion
Q4 2026, per the developer (the Fact Sheet states commencement Q1 2025, completion Q4 2026).
A second version of the date
The sales information of 9 July 2026 refers to settlement in the first quarter of the following year. Both statements exist; the contract's sunset clause is what governs.
Design, build and manage in one group
Developer Azure, builder Azure Build, architect Red Door Architecture, with the group's Azure Living managing the community after handover.
What has to be obtained before contract is mostly on the billing side:
A draft body corporate budget
This is the important one. The community has an 880 m² club with a 20 m pool, gated access and CCTV, all of which the body corporate pays for — and no body corporate figure appears anywhere in the sales material. Council rates, water and insurance are absent too. In a gated community with a pool club the levy is not a rounding error; get the draft budget and the lot entitlement schedule before signing.
The sunset clause
With two different completion statements on the record, the sunset clause is the buyer's only protection on timing. Have a solicitor read it line by line.
The area table the contract uses
Two versions circulate publicly. Confirm which one the contract annexes.
The car space configuration
The B2 and C2 specifications print "2 or 2+2 car spaces". Confirm in writing what the home you are buying has.
Stamp duty sits on top of the price, and whether any concession applies is a question for your solicitor. One practical note: the developer's website now marks the community as sold out, so these homes are the tail of this release — "current pricing and availability subject to written confirmation" is not boilerplate on this project.
Delivery standard · Ember
What this price should include, the documents actually include
The specification is the thickest part of this file. As written in the documents:
- Full Fisher & Paykel appliance suite
- Dishwasher fully integrated behind oak-grain panels
- Ducted reverse-cycle air conditioning to bedrooms and living
- Indoor and outdoor ceiling fans
- 20 mm stone benchtops
- 1,500 mm freestanding bath to the main bathroom
- Concealed study nook upstairs
- Walk-in robe to the main bedroom with ensuite access
- 2,550 mm ground-floor ceilings
- 2,400 mm first-floor ceilings
For an owner-occupier that list means no second round of fit-out: appliances, air conditioning, fans and stone are all in. The concealed study nook upstairs earns its place in a four-bedroom plan — it means the fourth bedroom can actually be a bedroom rather than being conscripted as the study.
On the community side, the AClub is the 880 m² centrepiece: a 20 m pool, a 5 m diameter children's pool, twin daybeds under a fixed cabana, fob access, and over 2,000 m² of landscaped gardens around it, with gated management, CCTV and visitor parking. The developer's own comparison claims 11.9 m² of shared area per home, the highest across its communities — that is Azure's figure, reported as theirs.
For an investor, be honest about the positioning: with no rental appraisal a yield cannot be calculated, and with no body corporate figure a net return cannot be estimated at all. The real case sits elsewhere — construction is nearly finished, the home is ready to occupy or let on handover, and design, construction and ongoing management all come from one group, which has value for a buyer who does not want to manage anything. Azure describes 27 projects completed in south-east Queensland since 2014 and more than 1,000 homes delivered, on that same design-build-manage model. The project has no Google reviews yet, which is normal for a community nobody has moved into.
Location · Augustine Heights
The daily radius is measured in drive times
- Brookwater Shopping Village (with Woolworths)
- 1 minutedeveloper brochure drive times
- Mater Health Centre
- 1 minutesame
- Brookwater Golf & Country Club
- 3 minutes
- Orion Springfield Central shopping centre
- 5 minutes
- Springfield Central railway station
- 6 minutes
- Ipswich
- 20 minutes
- Brisbane CBD
- 35 minutes
Augustine Heights sits between the Brookwater golf estate and the Springfield Central town centre, and all of the above are the developer's own drive times — but the picture they paint is an honest one: a supermarket one minute away, medical one minute, a major shopping centre five, a railway station six, and all of it already open, not drawn on a plan. It also admits what it admits: the station is under 5 km away but not within walking distance. This is a driving suburb. The double garage in every home here is a requirement rather than a feature, and where a second car goes is worth thinking about at the inspection.
The school list is dense, with one qualification in front of it. The brochure names St Augustine's College at 2 minutes' drive, The Springfield Anglican College at 4, Springfield Central State High School at 6 and St Peters Springfield at 7. A drive time is not a catchment — no document in the sales material states which state school catchment this address falls 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 and check the catchment for the year the child actually enrols.
Who it suits · Ember
Who it suits, and who should think again
It suits a buyer unwilling to carry long construction risk — this community is close to finished, and you can see the physical house when you sign, which is rare off the plan. It suits a family who want four bedrooms without maintaining a detached house's yard, especially Type B2's 17 to 31 m² exclusive courtyard, which is the right answer for small children or a dog. And it suits a buyer who values gated management, a pool club and single-group accountability, with design, construction and post-handover management all from the same company.
Think again if holding costs matter to you — there is still no body corporate figure, and an 880 m² pool club, gated access and CCTV all have to be paid for out of it; do not sign without the draft budget. Think again if you are buying for yield, because with no rental appraisal a return cannot be calculated. Think again if price benchmarks matter: the asking price is above every townhouse sale the brochure itself records. Think again if outdoor space is important, because against the total area none of the four is generous. And think again if you need a firm handover date, because the developer's own documents carry two different completion statements.
To see a particular home's aspect, the contract version of the area table, the draft body corporate budget or a formal rental appraisal, contact FX Home and we will request them.
FAQ · Ember
The four questions buyers ask
If I buy now, when do I get the house?
The developer's Fact Sheet and website say completion in Q4 2026; the sales information of 9 July 2026 refers to settlement in the first quarter of the following year. Both statements exist, and the contract's sunset clause governs. The good news is that construction is near the end — as at mid-July 2026 the exteriors and much of the interior painting were done, so this is not a project that has yet to break ground.
What rent can I expect?
This project has no rental appraisal and the sales material carries no rent figure, so we are not quoting a yield. A buyer running investment numbers should request a formal appraisal first. For context, the brochure cites realestate.com.au over twelve months: an Augustine Heights median house price of $795,000, and the highest townhouse sale it records is $1,100,000 in June 2024.
Roughly what will the body corporate levy be?
No figure appears anywhere in the sales material, and council rates, water and insurance are missing too. This community has an 880 m² pool club, gated access and CCTV, so the levy will not be small. Get the draft body corporate budget and the lot entitlement schedule before you sign — we will request them for you.
Who is it for?
A buyer who wants a new home without long construction risk; a family who want four bedrooms without a detached house's garden (Type B2 adds an exclusive courtyard, C1 and C2 give a 25 m² terrace instead); and an owner-occupier who values gated management and a pool club and accepts a car-based daily radius.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the disclosure documents. Price and availability are from the sales information of 9 July 2026 and subject to written confirmation (the developer's website now marks the community sold out); plan areas are from the specification screenshots of 1 September 2026, with the contract drawing governing; the completion dates are from the Ember by Azure Fact Sheet, re-read 28 September 2026; construction progress is as published by the developer in mid-July 2026; the regional price figures are the realestate.com.au twelve-month data cited in the developer's brochure. This project has no rental appraisal, so no yield has been calculated.
