Example packages from $821,731 — but there is no price list yet

Oriah is Heritage Pacific's boutique land community at Morayfield, off Lindsay Road, adjoining Morayfield State High School and Morayfield railway station, with turnkey packages built by Urbane Homes. In the September 2026 sales material, example packages run from $821,731 to $892,336 on houses of 162 to 164 m², four bedrooms and two bathrooms.

That price carries real weight in Morayfield's context — the suburb median is $935,000, and the bottom of the example range sits a hundred and thirteen thousand below it. But the limit has to come first: the developer has not yet supplied a lot-by-lot price list, so these are examples rather than prices you can choose between. What to do now is understand the suburb's numbers, then ask Heritage Pacific for the list.

$821,731example package from (to $892,336) · 4 bed, 2 bath · 162–164 m² house

Suburb data · Morayfield

A 51.6% three-year rise, the highest in the report

The figures below come from the Morayfield & Burpengary section of Ausbuild's *Monthly Market Update, October 2026*, information correct to 28 September 2026. The median and rental statistics pages are marked "Morayfield only" — this project's own suburb.

Median house price (Jul 2026)

$935,000$472,250 in Jan 2022

3-year increase in median sale price

51.6%the highest in the report

Houses sold, last 12 months

4884,161 serious buyers across the suburb

Median days on market

3824 serious buyers per sale listing

Median 4-bed weekly rent (Jun 2026)

$670$450 in Mar 2022

Comparable listing · 19 Yellow Robin Cct

$780 / weekAug 2026, 4 bed 2 bath 2 car, 350 m² land, built 2026

Comparable listing · 7 Carif St

$750 / weekAug 2026, same configuration, 327 m² land, built 2026

Rental vacancy (Jul 2026)

1.3%25 potential renters per rental listing

Put the example package prices into that set and Oriah's position is clear: $821,731 at the bottom of the range sits about 12% below the suburb's $935,000 median, and what it buys is a brand-new, fixed-price, turnkey four-bedroom.

The rent side is worth calculating, because the report supplies two 2026-built four-bedroom listings: $750 and $780 a week. Worked back against $821,731, that is a gross rental yield of about 4.7% to 4.9%; the suburb's median four-bedroom rent of $670 gives about 4.2%. Among new four-bedroom stock, that is the highest in this batch of projects.

But three qualifications have to be read with it. First, these are example package prices, not a price list — actual lot-by-lot pricing may differ. Second, this project has no rental appraisal, and the figures are our own calculation from the report's comparable listings. Third, those two comparables are houses of 178 to 188 m², while Oriah's examples are 162 to 164 m² — a smaller house normally rents for less, so treat 4.7% to 4.9% as the optimistic end and the 4.2% implied by $670 as closer to the conservative one.

For sale · Oriah

The designs are settled; the prices are not

The material is the sales pack of 22 September 2026, a sales track and a May 2026 positioning study.

The bottom half of that table is where this project stands: the product is settled, the prices and the land are not. All six Urbane designs are four-bedroom, two-bathroom homes of 162 to 164 m² — a consistent product line that suits a buyer who wants four bedrooms without a large house. But car spaces vary by design and are not individually listed, and land areas and registration dates are not listed either.

So the judgements available today are about the product, not about any particular lot. To go further, three things have to come from Heritage Pacific: the lot-by-lot price list, each lot's area and registration date, and the car space count for each design.

Choose aspect and position on the block first, then compare prices. That holds especially well at Oriah, because the prices are not out yet — rather than waiting for the list to compare numbers, go and establish which part of the estate has the aspect and position you want. The material states no aspect, so a masterplan with north marked is the first thing to ask for.

Delivery and contract · Heritage Pacific · Urbane Homes

The roles are clear; the paperwork still has to be completed

Start with what holds up: the division of roles here is clear — Heritage Pacific develops the land and Urbane Homes supplies the turnkey packages — and Urbane is part of the Orbit Homes Group, holding QBCC licence 716019.

1. Land developer

   Heritage Pacific; Oriah, a boutique land community off Lindsay Road.

2. Builder

   Urbane Homes, part of the Orbit Homes Group, QBCC licence 716019.

3. Product

   Six designs, all four bedroom and two bathroom, 162 – 164 m² in the example packages.

4. Material date

   Sales pack 22 September 2026, with a sales track and a May 2026 positioning study.

Then there is what has to be obtained. This list is longer than usual, because the price list itself does not exist yet:

1. The lot-by-lot price list

   Not yet supplied by the developer. This is first — example packages are not a price you can contract on.

2. Land areas and registration dates

   Not listed in the material. How large each lot is and when it registers directly determine the total price and the handover date.

3. Car spaces per design

   The six designs differ, and the material does not list them individually.

4. A written construction program

   The material contains no build period and no handover date.

5. The sunset clause

   With the registration date unknown, the sunset clause is the buyer's only protection on timing.

6. The turnkey inclusions schedule

   Urbane's turnkey schedule on comparable projects is quite full (SMEG appliances, Caesarstone benchtops, Daikin split systems, 3.5 kW solar, a Colorbond roof, roller blinds, flyscreens, fencing, an exposed aggregate driveway and landscaping), with warranties of 25 years structural, 45 on the roof and 50 on the steel frame. Whether this project's schedule and warranties are the same has to be confirmed in writing — it cannot be assumed from other projects.

7. Holding costs and the covenant

   Moreton Bay rates, water and insurance are all unpublished; whether a covenant or community charge applies sits in the disclosure documents.

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 · Urbane Homes

This project's own written schedule governs

To be stated honestly: this project's sales material carries no itemised inclusions list. Urbane Homes' turnkey schedule on comparable projects is written quite fully, and its warranties run longer than most volume builders' — but those are other projects' terms, and they have to be confirmed in writing for this one.

• Six designs, all 4 bed 2 bath
• 162 – 164 m² (example packages)
• Turnkey packages
• Inclusions and warranties to be confirmed in writing
• Car spaces vary by design

For an owner-occupier, three things about Oriah can be judged today: the location (adjoining Morayfield State High School and Morayfield railway station), the product (a consistent four-bedroom, two-bathroom line of 162 to 164 m²), and the order of magnitude on price (example packages from $821,731, about 12% below the suburb median). What cannot be judged is any specific lot — area, registration date and price are all still missing. For a household that wants four bedrooms, does not need a large house and wants to be near the station, this combination is worth looking at the moment the price list exists.

For an investor, the numbers here are the most attractive in this batch: about 4.7% to 4.9% gross worked back from the report's 2026-built comparable listings, or about 4.2% on the suburb median rent, with 1.3% vacancy. Hold the three qualifications: the example price is not a price list; this project has no rental appraisal; and the comparable homes are 14 to 26 m² larger than Oriah's examples, so actual rent may be lower. Until the price list and an appraisal exist, these are orders of magnitude rather than conclusions.

Location · Morayfield

The school and the station are both next door — the documents do say this

Position

off Lindsay Road, MorayfieldMoreton Bay City

Morayfield State High School

adjoiningproject material

Morayfield railway station

adjoiningproject material

Morayfield median house price (Jul 2026)

$935,000$472,250 four and a half years earlier

Morayfield median days on market

38at the slower end of the report

Morayfield rental vacancy (Jul 2026)

1.3%25 potential renters per rental listing

Drive times and supermarket distances in the material

not listed

Unlike the other projects in this batch, Oriah's material does name two specific things: Morayfield State High School and Morayfield railway station are both adjoining. On a northern corridor that has long been car-dependent, being next to the station is a genuine difference — it affects commuting cost, the tenant pool and long-term resale. One qualification: the material says "adjoining" without giving a walking time or a distance, so walk it yourself on the day you visit. Drive times to supermarkets and shopping centres are not listed either.

On schools, separate two things. The material names Morayfield State High School — but naming is not a catchment. Catchments are set by the Department of Education and change, and this community's street numbers only exist once the land registers. 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, rather than relying on the word "adjoining". No primary school catchment information appears in the material either.

One more thing to read alongside the growth rate: Morayfield's 51.6% three-year rise is the highest in the report, but 38 days on market is also at the slower end. Rising fast is not the same as selling fast — an owner-occupier gets room to choose, and an investor should allow time on exit.

Who it suits · Oriah

Who it suits, and who should think again

It suits a family who want four bedrooms in the eight-hundreds and value a railway station — the material states Morayfield station and Morayfield State High School both adjoin the community, which on this corridor is a real difference. It suits a buyer who wants four bedrooms without a large house: all six designs are four-bedroom, two-bathroom homes of 162 to 164 m², a very consistent line. And it suits an investor looking at the order of magnitude on rent — about 4.7% to 4.9% gross worked back from the report's 2026-built comparable listings, the highest in this batch (with the qualifications below).

Think again if you want to choose a lot and compare prices today — the developer has not supplied a lot-by-lot price list, and land areas and registration dates are not listed, so the example packages are not a price you can contract on. Think again if you need a handover date, because the material has no build period and no handover date. Think again before treating 4.7% to 4.9% as a conclusion: it is worked back from example prices and comparable listings on houses 14 to 26 m² larger than Oriah's, and this project has no rental appraisal. Think again if car spaces matter, because the six designs differ and the material does not list them individually. Think again if the inclusions matter, because there is no itemised schedule for this project. And think again if exit speed matters to you as an investor, since Morayfield's 38 days on market is at the slower end of the report.

For the lot-by-lot price list, land areas and registration dates, car spaces by design, the turnkey inclusions schedule and warranty terms, or a written construction program and a formal rental appraisal, contact FX Home and we will request them from Heritage Pacific.

FAQ · Oriah

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. The designs, example package prices and location descriptions come from the sales pack of 22 September 2026, with a sales track and a May 2026 positioning study; the example packages are not a price list, the developer has not supplied lot-by-lot pricing, and the material contains no land areas, land registration dates, build period, handover date or itemised inclusions schedule, with car spaces varying by design and not individually listed. Urbane Homes' turnkey schedule and warranty terms are its content on comparable projects, and whether this project's are the same must be confirmed in writing. Suburb data and the comparable listings come from the Morayfield & Burpengary section of Ausbuild's Monthly Market Update, October 2026, whose median and rental statistics pages are marked "Morayfield only", information correct to 28 September 2026. Gross rental yields are our own calculation — the report's comparable listings or the suburb median weekly rent over the example package price, with no holding costs deducted; this project has no rental appraisal, and the comparable homes are larger than this project's examples. The material contains no supermarket or drive-time distances.