The primary school is on the same road, and the four-bedroom is under a million
On the corner of Laxton Road and Ritchie Road in Pallara, Ausbuild is selling a townhouse project called Lilia: every home is a four-bedroom, two-storey plan with 2.5 bathrooms and a double garage, from $995,000. At that price a four-bedroom detached house on Brisbane's south side is no longer realistic — and here the primary school is on the same road. Pallara State School runs its Prep and Year 1 campus at 282 Ritchie Road and Years 2 to 6 at 39 Ritchie Road, with the brochure placing the junior campus 500 metres away, a one-minute drive.
The product is specific, and Ausbuild Pty Ltd (QBCC licence 21710) both develops and builds it. Two things are worth another ten minutes: what the report's comparable four-bedroom townhouse sales and rents say this price actually buys, and the two things the sales file leaves blank — the completion date and the body corporate levy.
$995,000from · 4 bed, 2.5 bath, double garage · two-storey townhouse
Suburb data · Pallara
What comparable four-bedroom townhouses just sold and rented for
The figures below come from the Pallara-only pages of Ausbuild's *Monthly Market Update, October 2026*, information correct to 28 September 2026, sourced to Cotality, realestate.com.au, the Residential Tenancies Authority and SQM Research.
- Median house price (Jul 2026)
- $1,180,000$694,950 in Jan 2022
- 3-year increase in median sale price
- 33.1%
- Houses sold, last 12 months
- 109
- Median days on market
- 4718 serious buyers per sale listing
- Median 4-bed weekly rent (Jun 2026)
- $750$530 in Mar 2022
- Potential renters per rental listing
- 31
- Rental vacancy (Jul 2026)
- 1.6%
The most useful thing in that set is not the median house price but the comparable sales the report lists — nearly all of them four-bedroom townhouses in the surrounding suburbs, which is exactly Lilia's own market. In March 2026, 20/10 Spirit Street, Parkinson (4 bed, 2 bath, 2 car, 170 m² of building) sold for $990,000; in August, 38/27 Sunflower Crescent, Calamvale sold for $950,000; in September, 15/380 Benhiam Street, Calamvale for $940,000; and in May, 6/60 Lexton Street, Stretton (4 bed, 3 bath) for $1,108,000. At $995,000 to $999,000, Lilia sits at the top of that band and below the Stretton sale. The difference is that these are new, while those sold homes were built between 2018 and 2022.
The rental comparison is more direct still. The report lists three comparable listings, all at $800 a week: 9/36 Avondale Crescent and 3/10 Spirit Street in Parkinson, and 33/153 Government Road in Richlands (built 2024). Working $800 back against the $995,000 entry price gives a gross rental yield of about 4.2%; using the suburb's median four-bedroom rent of $750 gives about 3.9%. Both are gross, before the body corporate levy, rates, insurance and vacancy — and since the levy has no figure yet, a net return cannot be calculated at all.
This project has no rental appraisal of its own. Both numbers above are our own calculation from the report's comparable listings and the suburb median, so ask for a formal appraisal before using them in a loan application.
For sale · Lilia
The two released homes differ on a balcony and a car space
Areas and prices come from the two released floor plan sheets, both marked "Correct as 07/2026". The remaining homes have no published price, plan or aspect.
| Home | Configuration | Total (incl. garage) | Private courtyard | Terrace / balcony | Price |
|---|---|---|---|---|---|
| Townhouse 6 | 4 bed, 2.5 bath · double garage | 184 m² (41 m² garage) | 60 m² | 12 m² terrace + 7 m² upstairs balcony | $995,000 |
| Townhouse 26 | 4 bed, 2.5 bath · double garage + 13 m² exclusive car space | 178 m² | 57 m² | 13 m² terrace, no balcony | $999,000 |
Four thousand dollars buys a third car space — a 13 m² exclusive space on top of the double garage. For a household with two cars and regular visitors, or with adult children at home, that is a real difference. The cost is that Townhouse 26 has no upstairs balcony, is 6 m² smaller in total and has 3 m² less courtyard. Put simply: take 26 for the parking, take 6 for the balcony.
Their shared weakness should be stated too: the ground-floor living area in each is under 50 m², with all the bedrooms upstairs. In a four-bedroom, two-storey plan, under 50 m² of downstairs living gets tight when the whole family is in one place — stand in it on site rather than judging it from a total area. The 57 to 60 m² private courtyards are at the better end for a townhouse, but they are not a detached house's back yard.
Choose aspect and position first, then compare prices. Four thousand dollars is almost nothing, while aspect decides how warm the upstairs bedrooms get in summer and how many hours of sun the courtyard sees. To be clear: no aspect is published for the remaining homes, and the two released sheets do not state it either. Ask for your own home's floor plan and Identification Plan — rather than those two sample sheets — plus a site plan with north marked. The inclusions schedule also carries a "Design Specific" qualification in its footer, so whether that standard specification covers the home you are buying has to be checked line by line against the contract, not assumed from the brochure.
Delivery and contract · Ausbuild
Construction has started; the date and the levy still have to reach paper
Start with what holds up: the developer and the builder are the same company. Lilia is designed in-house and built by Ausbuild Pty Ltd (QBCC licence 21710), and the developer stated on LinkedIn in June 2026 that the Ritchie Road townhouses were under construction.
Developer and builder are the same company
Designed in-house and built by Ausbuild. QBCC licence 21710.
Construction has started
The developer's LinkedIn update of June 2026 reports the Ritchie Road townhouses under construction. That is a progress note, not a contractual handover date.
The community
The masterplan, marked July 2026, is a self-contained community with homes numbered Townhouse 1 to 32.
Shared amenity
A barbecue pavilion, a caretaker's office and communal landscaping, with the brochure adding a yoga lawn. No pool, no gym.
Then there is what has to be obtained before contract. To be direct: the product, the position and the price here all hold up; what is missing is the paperwork on timing and on bills.
A completion quarter and the sunset clause
Every floor plan sheet and the masterplan state that "the project is not yet complete and the final product may differ", and no document states a completion quarter, nor is there a sunset clause in sight. This is the first thing to obtain before signing.
A draft body corporate budget
The communal landscaping, barbecue pavilion and caretaker's office on the masterplan mean a body corporate and ongoing levies necessarily exist — and there is no draft budget anywhere in the project folder. A third-party investment page circulating in 2026 quoted "low body corporate of about $89 a week"; that figure does not appear in Ausbuild's inclusions schedule, floor plan sheets or masterplan, and until a written budget exists it cannot be treated as disclosure.
Your own home's drawings
Ask for the floor plan and Identification Plan for the home you are buying, plus a written allocation of car space, courtyard and storage — not those two sample sheets.
The scope of the inclusions schedule
The "Design Specific" qualification in the schedule's footer has to be checked item by item against your home.
Holding costs
Council rates and in-home utilities are unpublished. Queensland transfer duty sits on top of the price, and any concession depends on your circumstances and must be confirmed by a licensed adviser.
Delivery standard · Lilia
The specification: ceiling height and solar are the highlights
The July 2026 standard inclusions, as written in the documents:
- Zoned ducted air conditioning
- 2 kW solar
- Roller blinds
- 20 mm engineered stone benchtops
- 2,590 mm ground-floor ceilings
- Square-set cornices
- 2,400 mm first-floor ceilings
For an owner-occupier, the 2,590 mm ground-floor ceiling with square-set cornices is the most valuable line in that list — the downstairs of a townhouse is where a home feels compressed, and that height and detail are uncommon in a townhouse under a million. Zoned ducted air conditioning and 2 kW of solar also remove the first round of post-settlement spending.
For an investor, the logic is clear: the report's comparable four-bedroom townhouse listings are steady at $800 a week, suburb vacancy is 1.6%, and there are 31 potential renters per rental listing — a 4.2% gross yield puts this at the better end of new stock on Brisbane's south side. But be honest: with no levy figure, the net return cannot be worked out, and the under-50 m² downstairs living area in both released homes is something tenants with larger families will raise.
The developer's brochure describes over 30 years of experience, 99 communities and 10,000 homes delivered across south-east Queensland, and entering Pallara in 2015 — those are the company's own figures, reported as such. On public ratings, Ausbuild showed 50 reviews at 3.8 stars on ProductReview.com.au as at 19 August 2026, a mixed record. Lilia itself has no usable Google review corpus, which is normal for a project under construction.
Location · Pallara
Groceries are a few minutes' drive; the school is on the same road
- Pallara Shopping Village (with Coles)
- 3 minutes2.2 km, brochure figure; the centre also has 22 specialty stores
- Forest Lake Shopping Centre
- 8 minutes4.5 km
- Brisbane CBD
- 30 minutes' drive22 km; the data page also states 17 km straight line (Google Maps, June 2026)
- Pallara State School (junior campus)
- 500 m · 1 minute282 Ritchie Road
- Richlands railway station
- listedno distance given in the brochure
- Richlands and Inala bus interchanges
- listedno distance given in the brochure
What this project is really selling is a particular southside routine: groceries a few minutes away, school on the same road. Pallara Shopping Village at 201 Gooderham Road has a Coles plus 22 specialty stores and is already trading; Forest Lake Shopping Centre is eight minutes. Two honest qualifications: the brochure names Richlands station and two bus interchanges but gives no distance to any of them, and all of these are drive times rather than walking times. This is a car-dependent suburb, and the double garage here is a requirement.
On schools, separate two things. The brochure places Pallara Primary School (Junior Campus) 500 metres away, and the school's own site confirms two campuses on the same road: Prep and Year 1 at 282 Ritchie Road, Years 2 to 6 at 39 Ritchie Road. A distance is not a catchment. Pallara State School operates under an enrolment management plan gazetted 22 August 2025, with an assessed capacity of 1,405 and a negotiated catchment; Forest Lake State High School, which the brochure names without a distance, also operates enrolment management on an equidistant catchment, gazetted the same day. No document in the sales material confirms which school catchment this corner falls in. Catchments are set by the Department of Education and change, so a buyer paying for a catchment should take the contract address to the Queensland Government's EdMap and check the year the child actually enrols.
The suburb around the corner is still filling in: the Queensland Government Statistician's Office estimates the Pallara–Willawong statistical area grew from 10,402 residents in 2021 to a preliminary 16,586 in 2025. The cost of that should be said too — the member for Calamvale described Ritchie Road congestion as the "Pallara disaster" in 2026 budget submissions, as reported by Brisbane Now. That is the daily reality of buying on this corner: the school is on the same road, and that same road is at its worst at school drop-off and pick-up.
The masterplan marks the adjoining parcels to the west as "FUTURE RETAIL" and "FUTURE CHILDCARE", and the brochure describes an adjoining 120-place childcare centre. Both are planned land uses: the opening date, the operator and the approval status are absent from the file.
Who it suits · Lilia
Who it suits, and who should think again
It suits a family under a million who need four bedrooms — a four-bedroom detached house at this price on Brisbane's south side is no longer realistic, and this is a brand-new four-bedroom with 2.5 bathrooms and a double garage. It suits a family with children in the junior primary years, with that campus 500 metres away on the same road (the catchment still has to be confirmed on EdMap). It suits an investor focused on rental performance: the report's comparable four-bedroom townhouse listings are steady at $800 a week with 1.6% vacancy, and roughly 4.2% gross puts it at the better end of new southside stock. And if a third car space is what you need, look straight at Townhouse 26.
Think again if you need a move-in date — no completion quarter and no sunset clause appear in the file, even though the site is under construction. Think again if holding costs matter: there is no body corporate figure at all, and the communal landscaping, barbecue pavilion and caretaker's office all have to be paid for out of it, so the net return cannot be calculated until the draft budget exists. Think again if your family lives downstairs, because both released homes have under 50 m² of ground-floor living. Think again if you want a balcony, because Townhouse 26 has none. Think again about the commute: Ritchie Road congestion is a locally named problem, and the brochure gives no distance to the station or the bus interchanges. And think again before treating the adjoining retail and childcare as existing — on the plan they are still marked "future".
For your own home's floor plan and Identification Plan, its aspect, the draft body corporate budget, a completion quarter and sunset clause, or a formal rental appraisal, contact FX Home and we will request them.
FAQ · Lilia
The four questions buyers ask
If I buy now, when do I get the home?
The developer reported the Ritchie Road townhouses under construction in June 2026, but the sales file states no completion quarter and shows no sunset clause; every floor plan sheet says "the project is not yet complete and the final product may differ". The handover date has to come from the contract's sunset clause, and that is the first thing to obtain before signing.
What rent can I expect?
This project has no rental appraisal. The three comparable four-bedroom townhouse listings in the report are all at $800 a week (two in Parkinson, one in Richlands), which against the $995,000 entry price is a gross yield of about 4.2%; the suburb's median four-bedroom rent of $750 gives about 3.9%. Vacancy is 1.6%, with 31 potential renters per rental listing. Both figures are gross, and with the levy unknown the net return cannot be calculated.
Roughly what will the body corporate levy be?
No draft budget exists anywhere in the project folder. The communal landscaping, barbecue pavilion and caretaker's office mean levies necessarily apply. A third-party investment page has circulated a figure of "about $89 a week", but that number appears in none of Ausbuild's documents and cannot be treated as disclosure. The draft budget must be obtained before signing — we will request it for you.
Who is it for?
A family under a million who want a brand-new four-bedroom; a household with children in the junior primary years who value the school's distance (with the catchment still to be confirmed on EdMap using the contract address); and an investor who values rental stability and can accept that the completion date is not yet fixed.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the disclosure documents. Prices and areas come from the two released floor plan sheets, both marked "Correct as 07/2026", and are subject to the current price list; the masterplan is marked July 2026; inclusions are from the July 2026 standard inclusions schedule, whose footer carries a "Design Specific" qualification; suburb data is from the Pallara-only pages of Ausbuild's Monthly Market Update, October 2026, information correct to 28 September 2026; population is from the Queensland Government Statistician's Office for the Pallara–Willawong statistical area (2025 preliminary); the enrolment management plans were gazetted 22 August 2025; builder ratings are company-level figures from ProductReview.com.au as at 19 August 2026. Gross rental yields are our own calculation — a comparable listed rent or the suburb median weekly rent over the sale price, with no body corporate levy, rates, insurance or vacancy deducted. This project has no rental appraisal.
