The VIP price is $20,000 under standard, fixed and turnkey

On the corner of Waverley Drive and Rosemount Drive in Willow Vale, Laurel Ridge is sold as fixed-price turnkey land and build: four bedrooms, two bathrooms, a double garage, with SMEG appliances, a Caesarstone island and breakfast bar, 3.5 kW of solar, a Colorbond roof, front and rear landscaping and fencing with a side gate all inside the price, on a 25-year structural warranty, 50 years on the steel frame and 45 on the roof. The builder is Urbane Homes, part of the Orbit Homes Group (QBCC licence 716019). And there is one concrete thing about the pricing: on the same house, the VIP price is $20,000 below standard — from $1,119,397, against a standard price of $1,139,397.

Three things are worth another ten minutes: the land is not registered, with registration stated as January 2027; Willow Vale's three published medians disagree by $230,000; and the lots we have priced are currently on hold, so availability needs written confirmation first.

$1,119,397VIP from · fixed-price turnkey land and build · 4 bed, 2 bath, 2 car

Suburb data · Willow Vale

Three medians, two hundred and thirty thousand apart

The most useful information in this section is not any one number but the distance between them. Willow Vale's median house price does not reconcile across three public platforms, and that gap is itself a fact a buyer should know — it says the suburb's sales sample is still thin, and that no single median should be used to price these packages.

Median house price

about $1,130,000PropRadar, data updated 7 Aug 2026 (index page)

Median house price

$1,280,250Andrea Monti suburb page, as at 1 Jun 2026; 23 sales in 12 months

Median house sale price

about $1,362,181Aussie.com.au / CoreLogic extract

Willow Vale–Pimpama (West) population

8,721 (2025 preliminary)8,343 in 2024, 7,126 in 2021

Pimpama–North population

13,8412025 preliminary

City of Gold Coast population

691,230 (2025 preliminary)679,286 in 2024

Rental appraisal for this project

noneno rent figure appears in the material

The three figures run from about $1.13m to about $1.36m, a gap of two hundred and thirty thousand dollars — on 23 sales in twelve months. The sample is thin and the methods differ, so we do not average them, and we do not use any one of them to "prove" the package price reasonable or unreasonable. The practical meaning for a buyer is this: on settlement day a valuer uses comparable sales of their own choosing, and the wider that range, the more the valuation risk needs discussing with your broker in advance.

Those population lines are regional data: the statistical area containing Willow Vale added about sixteen hundred people in four years, and neighbouring Pimpama–North holds over thirteen thousand. This is a genuinely growing corridor, but it is not a forecast for any one street.

The rent line has to stay empty and be said plainly: the material contains no rent figure and no rental appraisal, so we are not calculating a yield. A buyer running investment numbers should obtain a formal appraisal first.

For sale · Waverley Drive / Rosemount Drive

One level all the way, or stairs plus a multi-purpose room

Prices and areas come from the webstore screenshots of 28 August 2026 (the new-release material QC Realty supplied to FX Home) and from Urbane's design PDFs. These lots are currently on hold, so availability needs written confirmation first.

Lot 2 is a four-bedroom on one level. Its 363 m² is the larger block in the release, and the 192.56 m² house breaks down as 123.96 m² of internal living, a 37.05 m² garage, 28.27 m² of outdoor living and a 3.28 m² porch. No stairs is a real difference for a household with small children or older parents — and it comes with more land at a lower total.

Lot 33 is stairs plus a multi-purpose room and a balcony. On 346 m² of land, the 243.74 m² house splits 139.58 m² downstairs and 104.16 m² upstairs, and the extra 51 m² is largely that MPR and the balcony. For a family who need a second living space or work from home, that eighty-nine thousand buys a room with a door on it.

One area figure must be settled in the contract: Lot 33's house area reads 239.86 m² on the 28 August 2026 screenshot and 243.74 m² in Urbane's PDF, a difference of 3.88 m². Both are recorded; the contract governs.

Choose aspect and level first, then compare prices. Eighty-nine thousand separates the two, but what shapes daily life is aspect — and Urbane's PDFs expressly note that the orientation may be reversed (mirrored), which means the compass direction on the drawing is not necessarily the one on your block. Get the site plan for your own lot and confirm whether it is mirrored before you commit. Lot 33 is double storey, so western sun on the upstairs bedrooms belongs in the same conversation.

Retaining walls are also something you live with, and they sit in the disclosure plans rather than the marketing pages: Lot 2's retaining walls are 1.0, 1.9 and 3.3 metres high with a further 2.6 m wall, on the Heritage Court and Waverley Drive side; Lot 33 has a 1.1 m wall on Laurel Hill Crescent. A 3.3 m wall is not a footnote. Fill is to AS3798-2007 Level 1 and areas are subject to final survey. Scheme plan 12164 P 03 Rev U (Saunders Havill Group, original 25 February 2026) is now described as Lot 27 on RP170765 and is conditionally approved by City of Gold Coast; the disclosure plans are by Focus Survey.

There is also a contradiction in the pricing itself: on the same day, 28 August 2026, Urbane's Queensland page said Willow Vale "House & Land now selling, from $1,099,397" — below both of these VIP prices. The website figure is that day's public number, while the webstore screenshots are the basis FX Home was given. Before contract, get a dated current price list that reconciles the two.

Delivery and contract · Urbane Homes

The warranties run long; registration and the program still have to reach paper

Start with the firmest part. On paper the warranty package is this product's strongest feature, and it is more than one line:

1. 25-year structural warranty

   Plus 45 years on the Colorbond roof and 50 years on the BlueScope TRUECORE frame. QBCC licence 716019.

2. Fixed-price turnkey

   Urbane's own wording is "Fixed Price Turnkey – No More to Pay".

3. 7-star energy rating · 100% NCC

4. Footings designed to soil type

   Site preparation, connections and footings designed to the soil classification are all in the turnkey schedule.

Then there is what has to be obtained before contract:

1. A dated current price list

   Treat the 28 August screenshots as an expired enquiry; the website's "from" price and the VIP prices still do not reconcile, so get a written price that does.

2. Land registration and the sunset clause

   Registration is stated as January 2027 — that is a registration estimate, not a sunset date. The land is not registered, so the sunset clause is the buyer's only protection on timing; have a solicitor read it line by line.

3. A written construction program

   There is no usable build-duration figure. Urbane's marketing sentences about when a house is finished are not a number, and we do not quote them.

4. The Marcelle's contract area

   239.86 and 243.74 m² both exist; confirm in writing which the contract uses.

5. Your own lot's disclosure plan

   Retaining wall heights, the fill (AS3798-2007 Level 1) and the final survey areas; Lot 2's 3.3 m wall should be seen on site.

6. Whether the orientation is mirrored

   The PDFs note the orientation may be reversed; get the actual orientation of your lot in writing.

7. Holding costs and community documents

   The material carries no council rates, community management levy or design covenant amount, and no insurance figure. Whether any applies, and at what annual cost, needs a solicitor's written opinion.

8. Availability

   These lots are currently on hold, so confirm whether they are still for sale, and what else in the first stage is available and at what price.

Queensland transfer duty sits on top of the price, and any concession depends on your circumstances. Furniture, vehicles and upgraded landscaping are not included in the packages.

On the project itself: the disclaimers on the masterplan and the stage plan name Marquee, LH Property Partners Pty Ltd and Waypoint Property Group Pty Ltd, and no standalone consumer website for Laurel Ridge was found this run. The estate has no usable public review corpus — the homes are not built yet, which is expected.

Turnkey standard · Urbane Homes

This schedule is the hardest part of the product

The turnkey schedules for both designs are outlined identically. As written in the documents:

• SMEG appliances with dishwasher
• Caesarstone island and breakfast bar
• Two Daikin split systems
• 3.5 kW single-phase solar
• Colorbond roof
• BlueScope TRUECORE steel frame
• National Tiles flooring
• Lovelight roller blinds
• Flyscreens and front security screen door
• Robes
• Ceiling fans
• Wattyl three-coat paint
• Front and rear landscaping
• Fencing with side gate
• NBN provision

For an owner-occupier that list covers exactly the items that usually become a forced expense after handover: fencing with a side gate, front and rear landscaping, blinds and screens. SMEG appliances and a Caesarstone island and breakfast bar sit at the higher end of specification for a fixed-price package at this level, and 3.5 kW of solar goes straight to the summer electricity bill. The warranty set — 25 years structural, 45 on the roof, 50 on the steel frame — is also written longer than most volume builders'.

For an investor, the case here currently has a structure and no numbers: with no rental appraisal and no figure for rates or community levies, neither a gross nor a net return can be worked out. The objective conditions on the other side are that the land is not registered, registration is stated as January 2027, and there is no usable build duration — so when the rent starts cannot be estimated. To bring this project into an investment model, a formal rental appraisal, holding-cost estimates and a written program need to be in hand first.

Location · Willow Vale

A week on the northern Gold Coast, as the developer's map tells it

Pimpama Shopping Centre

6 minutesdeveloper's macro map drive times, not independently measured

Westfield Coomera

10 minutessame

Westfield Helensvale

14 minutessame

Surfers Paradise

25 minutesHarbour Town 18 minutes

Brisbane CBD · Gold Coast Airport

40 minutes eachsame

Coomera Hospital

10 minutesdue for completion in 2031; not yet open. Gold Coast Hospital 18 minutes

Costco, Coles Upper Coomera, Pimpama Station, Coomera Station

named on the micro mapno walking times, no transit times

This is a car-based daily radius, and every figure above is the developer's macro-map drive time, not independently measured. Three honest qualifications. First, the micro map names Costco, Coles Upper Coomera, Pimpama Station and Coomera Station but gives neither a walking time nor a transit time — both railway stations are there, and neither distance is stated. Second, the Coomera Hospital on the map is not an operating hospital: it is due for completion in 2031, and what exists today is Gold Coast Hospital at 18 minutes' drive. Third, Dreamworld at 9 minutes, Movie World at 6, TAFE Coomera at 12 and Griffith University at 20 all come from that same map.

The estate itself sits between Laurel Hill Crescent, Heritage Court, Waverley Drive and Rosemount Drive, with the first stage release plan covering roughly the Lot 1 to 42 range.

On schools, separate two things. The micro map lists Coomera Springs State School, Pimpama State School, Upper Coomera State College, Kings Christian College, St Josephs College and Assisi Catholic College, plus early learning at The Montessori Farm, Treehouse Early Learning and Great Beginnings Pimpama. A map is not a catchment. Coomera Springs State School operates an enrolment management plan with an equidistant catchment; Pimpama State School's plan was gazetted 6 February 2026, also equidistant, with a maximum capacity of 854 and a Prep cap of 125 unless more in-catchment children enrol. We did not reach an in-or-out conclusion on EdMap using a contract address this run. Catchments are set by the Department of Education and change, so a family paying a premium for a particular school should take the contract address to the Queensland Government's EdMap before contract and check the year the child actually enrols.

Who it suits · Laurel Ridge

Who it suits, and who should think again

It suits an owner-occupier who values specification and warranty — SMEG, Caesarstone, Daikin, 3.5 kW of solar, fencing with a side gate and front and rear landscaping all inside the fixed price, with 25 years structural, 45 on the roof and 50 on the steel frame, written longer than most volume builders. It suits a family who want a four-bedroom on one level (Lot 2: no stairs, more land, lower total). It suits a household who need a second room with a door on it (Lot 33's MPR plus balcony). And it suits a buyer who can accept January 2027 registration and hold long term in the northern Gold Coast corridor.

Think again if you need a move-in date — the land is not registered, registration is stated as January 2027 (which is not a sunset date), and there is no usable build-duration figure. Think again if you are comparing on price: Willow Vale's three public medians differ by two hundred and thirty thousand on 23 sales in twelve months, and Urbane's own website "from" price that same day sat below both VIP packages, so discuss the valuation risk with your broker first. Think again if retaining walls and topography matter, because Lot 2's walls reach 3.3 m on one side. Think again if drawing certainty matters, since the Marcelle's area differs by 3.88 m² between two official documents and the PDFs note the orientation may be reversed. Think again if you are buying for yield, since there is no appraisal and every holding cost is blank. And think again if you need to lock a particular lot today, because the ones we have priced are on hold.

For a dated current price list, your own lot's disclosure plan (with retaining walls and fill), written confirmation of whether the orientation is mirrored, the contract area, a written construction program and the sunset clause, or a formal rental appraisal and holding-cost estimates, contact FX Home and we will request them.

FAQ · Laurel Ridge

The four questions buyers ask

General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the building contract. Prices and areas come from the webstore screenshots of 28 August 2026 (supplied by QC Realty) and Urbane Homes' design PDFs, and are subject to the current price list; Urbane Homes' Queensland page carried a separate "from $1,099,397" the same day as that day's public figure. Lot 33's house area differs by 3.88 m² between the screenshot (239.86 m²) and the PDF (243.74 m²), and the contract governs; the PDFs note the orientation may be reversed. Retaining walls, fill (AS3798-2007 Level 1) and final survey areas are from the Focus Survey disclosure plans; scheme plan 12164 P 03 Rev U (Saunders Havill Group, original 25 February 2026) is conditionally approved by City of Gold Coast. Drive times are the developer's macro-map figures and are not independently measured; Coomera Hospital is due for completion in 2031 and is not yet open. Suburb medians are third-party platform figures (PropRadar, data updated 7 August 2026; Andrea Monti, as at 1 June 2026; an Aussie.com.au / CoreLogic extract), not an official report; population is from the Queensland Government Statistician's Office (2025 preliminary); Pimpama State School's enrolment management plan was gazetted 6 February 2026. This project has no rental appraisal, so no yield has been calculated; council rates, any community management levy and insurance amounts are all unpublished.