A brand-new four-bedroom, $150,000 below the suburb median

Joyner's median house price in July 2026 was $1,150,000. AVIA Homes' packages at Parklane Estate — four bedrooms, two bathrooms, a double garage, brand new, fixed price and full turnkey — start at $993,300, about a hundred and fifty-seven thousand below that median. That is not a discount; it is a difference in product. The median contains houses of every vintage, while this release is 170 to 180 m² of new building on 313 to 371 m² of land, with land registration expected in November 2026.

Two things are worth another ten minutes: land is 56% to 59% of each package total, so what actually needs comparing is the rate per square metre of land rather than the headline price; and the construction program — there is a registration month, but no handover date.

$993,300from · fixed-price land and build · 4 bed, 2 bath, 2 car · 313–371 m² of land

Suburb data · Joyner

The demand is real, not a story

The figures below come from the Joyner-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)

$1,150,000$752,000 in Jan 2022

Houses sold, last 12 months

58

Median days on market

2632 serious buyers per sale listing, 648 across the suburb

Median 4-bed weekly rent (Jun 2026)

$740$528 in Mar 2022

Potential renters per rental listing

67

Rental vacancy (Jul 2026)

0.5%

One line in that set deserves singling out: 67 potential renters per rental listing, against 0.5% vacancy. That is one of the tightest rental segments in the whole report — four-bedroom rent has risen 40% in four and a half years, from $528 to $740, and there are still not enough houses. The report's Joyner rental listings are 70 Jack Circuit at $810 a week, 9 Whitehall Lane at $785 and 7 Leonie Lane at $780, all four-bedroom, two-bathroom, two-car homes built in 2023–2024 — almost exactly this release's product.

Put the rent against the price. Using the suburb's median four-bedroom rent of $740 against the $993,300 entry package gives a gross rental yield of about 3.9%; using the comparable new-home listings at $780 to $810 gives about 4.1% to 4.2%. Both are gross, before rates, insurance and vacancy. This project has no rental appraisal of its own — those figures are our own calculation from the report's suburb data, so ask for a formal appraisal before using them in a loan application.

One more thing on price: the $993,300 entry sits about 13.6% below the suburb median. But be honest — the median includes older houses on larger blocks, while these are 313 to 371 m² lots. What you are buying is new and fixed-price, not more land.

For sale · Parklane Estate

What actually needs comparing is the land rate

Prices and areas come from AVIA Homes' package documents, package date 3 August 2026, lowest total first. Each package splits into land and build.

That last column is the point of the table. Land is 56% to 59% of each package total — in other words, this is mostly a land purchase, and the houses barely differ in price ($426,200 to $438,300, twelve thousand end to end). And the land rate is not the same across the lots: 37, 46 and 48 sit around $1,770 per square metre, while Lot 44 is about $1,644, some 7% cheaper.

What does that mean in practice? For forty-three thousand more than Lot 37, Lot 44 buys 58 m² more land and is the cheapest land rate in the release. If land content is part of why you are buying here, Lot 44 is the best value. At the other end, Lot 37's 313 m² with a 180 m² house is the lowest total and the entry position, but it also has the highest building-to-land ratio — the smallest yard.

Lots 46 and 48 are the same lot size with the same design (the Prague 170) and differ by $3,200 in build price. Between those two, price is essentially not the deciding factor; aspect and position are.

Choose aspect and position on the block first, then compare prices. Forty-three thousand dollars separates this release end to end, while aspect decides how much of the year the alfresco and main living area are usable. To be clear: the package documents state no aspect. AVIA's siting plan gives the locality (Joyner 4500) and the land registration month, but carries no north point. Ask for a siting plan with north marked before you commit — especially for Lots 46 and 48, which are the same size and design and can only be told apart by aspect.

Delivery and contract · AVIA Homes

There is a registration month; the build program still has to reach paper

Start with what holds up: land registration is expected in November 2026 — a month printed on AVIA's siting plan, and an imminent one rather than a distant estimate.

1. Land registration

   Expected November 2026, printed on the package's siting plan.

2. Fixed price, full turnkey

   AVIA's quotes are issued at a fixed total, specified as AVIA's full turnkey standard.

3. Land and build priced separately

   Every package splits into two lines — exactly the figure a solicitor needs for transfer duty and a broker needs to structure a two-stage loan.

4. Package date

   3 August 2026. The current document governs on price.

Then there is what has to be obtained before contract:

1. A written construction program

   The package documents state no build period and no handover date. Registration is November and construction can only start after settlement — so a handover date cannot be calculated. This is the first thing to request in writing.

2. The sunset clause

   The land is not registered; if November slips, what happens to the deposit and whether the buyer can exit has to be answered in the land contract.

3. The full turnkey inclusions list

   The documents say "full turnkey AVIA specification" but list no individual items. Whether air conditioning, floor coverings, fencing, turf, driveway and blinds are all in the price has to come in writing — it cannot be assumed from the words "full turnkey".

4. Aspect and the siting plan

   The version with north marked, and the actual siting of the lot you are buying.

5. 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.

6. Current availability

   The package date is 3 August 2026; confirm which lots are still for sale and whether pricing has moved.

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 · AVIA Homes

"Full turnkey" is stated; the list is not

This section has to be stated honestly: the package documents specify the inclusions as "Full turnkey AVIA specification" without attaching an itemised list. So what follows is the scope of that phrase as the documents give it, plus what has to be confirmed in writing — we are not going to fill the builder's list in for them.

• Fixed total price
• Full turnkey basis
• Land and build priced separately
• Inclusions list to be confirmed in writing

For an owner-occupier that matters more than it sounds: house-and-land budgets most often break in two places — site costs, and whether "turnkey" actually covers fencing, turf, the driveway, blinds and air conditioning. The documents say full turnkey but do not itemise it, so getting that list before contract is the precondition for knowing whether this package is good value. Only once you have it is a comparison with other packages at this price meaningful.

For an investor, the objective conditions here are strong: Joyner's 0.5% vacancy, 67 potential renters per rental listing, and comparable new-home listings in the report at $780 to $810 a week, implying about 4.1% to 4.2% gross. A 170 to 180 m² four-bedroom, two-bathroom, double-garage home is exactly the most actively listed product type in this pocket. Two qualifications: this project has no rental appraisal, and with no handover date, when the rent starts remains uncertain.

Location · Joyner

Where Joyner is, and what the documents leave out

Locality

Joyner 4500, Moreton Bay Cityfrom the siting plan

Joyner median house price (Jul 2026)

$1,150,000$752,000 in Jan 2022

Joyner median days on market

2632 serious buyers per sale listing

Joyner rental vacancy

0.5%67 potential renters per rental listing

Comparable-sale locations in the report

Mango Hill, Bracken Ridge, Bray Parkwhere the market report's comparables sit

Schools in the project documents

not listedverify on EdMap

Supermarkets and transport in the project documents

no distances given

Read this section together with its blanks. AVIA's package documents give only the locality (Joyner 4500) and the land registration month — no school, no supermarket, no bus service and no drive time. What can be added is the regional context: Joyner lies north-west of Brisbane inside Moreton Bay City, next to Warner and Bray Park, and the market report's comparable sales land in Mango Hill, Bracken Ridge and Bray Park — three place names that locate it more usefully than any marketing line. Twenty-six days on market and 0.5% vacancy describe a pocket with real demand and fast turnover.

Schools have to be stated plainly: no school is named anywhere in the project documents, and nothing in the material 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 November, and the street number only exists after that — so this step cannot be brought forward.

Who it suits · Parklane Estate

Who it suits, and who should think again

It suits a family who want a brand-new four-bedroom in Joyner without paying the median — the $993,300 entry package is about a hundred and fifty-seven thousand below the suburb's $1,150,000 median, and what it buys is new, fixed price and full turnkey. It suits a buyer who cares about land content: land is 56% to 59% of the package total, and Lot 44's land rate is about 7% below the others while carrying the most land. And it suits an investor focused on rental demand — 0.5% vacancy, 67 potential renters per rental listing, and comparable new-home listings at $780 to $810 implying about 4.1% to 4.2% gross.

Think again if you need a move-in date — the package documents state no build period and no handover date, only the November 2026 registration estimate. Think again if the inclusions matter to you, because the documents say "full turnkey" without an itemised list, and whether fencing, turf, driveway, blinds and air conditioning are included has to be confirmed in writing first. Think again if you want a large yard, because Lot 37 puts a 180 m² house on 313 m². Think again if aspect matters, since no aspect is stated and Lots 46 and 48 are identical in size and design. And think again if a catchment or established amenity matters, because the project documents carry neither a school name nor a single distance.

For a siting plan with north marked, the itemised turnkey inclusions list, a written construction program and the sunset clause, or current availability and a formal rental appraisal, contact FX Home and we will request them.

FAQ · Parklane Estate

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, areas and the land/build split come from AVIA Homes' package documents, package date 3 August 2026, and are subject to the current price list; the locality (Joyner 4500) and the expected land registration month (November 2026) come from the siting plan in the same document. The package documents contain no build period, no handover date and no itemised turnkey inclusions list. The land rate per square metre is our own calculation from the land price divided by the land area. Suburb data is from the Joyner-only pages of Ausbuild's Monthly Market Update, October 2026, information correct to 28 September 2026. Gross rental yields are our own calculation — the suburb median weekly rent or the report's comparable listings over the fixed total, with no holding costs deducted; this project has no rental appraisal. The project documents contain no school, supermarket or transport distances.