The 240 m² house costs less than the 170 m² one

Providence is a masterplanned community at South Ripley, and the stock FX Home holds there is two completely different products side by side — which produces a counter-intuitive result: Glenvill's two-storey terrace homes give you 240 m² of house with four bedrooms and 3.5 bathrooms from $898,080, while APLACE's single-storey detached home gives you 170 m² with four bedrooms and two bathrooms for $976,490.

The difference is not in the house. It is in the land. The terrace lots are 210 m² at $301,780; the detached lots are 388 m² at $570,000 — and already titled. So this piece really answers one question: do you want the floor area, or the land and the certainty?

$898,080from · fixed-price land and build · 4 bed, 2–3.5 bath, 2 car

Suburb data · South Ripley

In four and a half years the median went from $549,000 to $960,000

The figures below come from the South Ripley-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)

$960,000$549,000 in Jan 2022

3-year increase in median sale price

47.5%

Houses sold, last 12 months

144

Median days on market

2621 serious buyers per sale listing, 990 across the suburb

Median 4-bed weekly rent (Jun 2026)

$650$530 in Mar 2023

Potential renters per rental listing

27

Rental vacancy (Jul 2026)

1.2%

Twenty-six days on market against a 47.5% three-year rise describes a fast-turning growth suburb where the price is still moving. The report's own examples mark out the band clearly: 123 Danbulla Street (4 bed, 280 m² land, 213 m² of building, built 2024) sold for $999,999 in May 2026; 49 Henbury Street (4 bed, 448 m² land, built 2021) for $977,000 in September; and 22 Orpheus Crescent (4 bed, 294 m² land, built 2017) for $875,000 in August. In other words, this release is priced inside the band four-bedroom homes are actually selling in — and what you get for it is brand new, fixed price and full turnkey.

On rent, this project has no appraisal. The report's South Ripley four-bedroom listings are 7 Severn Street at $740 a week (156 m² of building, built 2022) and 18 Gawler Street at $700 (163 m², built 2023) — the closest comparables to APLACE's 170 m² home. Worked back from $700 to $740 against $976,490, that is a gross rental yield of about 3.7% to 3.9%; using the suburb's median four-bedroom rent of $650 gives about 3.5%. Both are gross, before rates, insurance and vacancy. This is a growth suburb, not a cash-flow one.

For sale · Providence

Two builders, two opposite trade-offs

Prices and areas come from Glenvill's House & Land sheets (received 8 September 2026) and APLACE's turnkey House & Land brochures (received 23 September 2026), lowest total first.

The column to read in that table is the land price. A 210 m² terrace lot at $301,780 and a 388 m² detached lot at $570,000 work out at roughly $1,437 and $1,469 per square metre — essentially the same rate, with the difference being how much you buy. So "the 240 m² house is cheaper than the 170 m²" is not a cheaper house; it is a terrace trading less land for more building.

The two products are two different lives:

The Glenvill terrace gives you 240 m² internally with four bedrooms and 3.5 bathrooms — three and a half bathrooms is genuinely rare in new stock at this price, and it is where the difference shows for three generations, teenagers at home, or a share arrangement. The cost is that 240 m² of building on a 210 m² lot leaves essentially no yard, and there are stairs. Lots 1537 and 1543 take the land up to 285–290 m² for about a hundred and thirty-five thousand more, almost all of which is land.

The APLACE single storey gives you 388 to 400 m² of land, 2,590 mm ceilings, everything on one level, and one thing that matters a great deal: the land is already titled. There is no uncertain wait for registration. The cost is 170 m² internally and two bathrooms. Each of those lots also carries a larger alternative — the Bilbrough at 196.38 m², 4 bed, 2.5 bath, at $1,000,090 on Lot 546 and $1,010,710 on Lot 574 — and only one design can be built on a lot, so it is decided at contract.

Choose aspect and position on the block first, then compare prices. Four thousand dollars separates the entry terraces (Lot 1539 to 1541), while aspect decides how warm the upstairs bedrooms get in summer; ten thousand separates the detached lots, while the shape of 388 against 400 m², the street frontage and the aspect are what change daily life. Neither set of material states an aspect, so ask for a site plan with north marked before you choose. Glenvill's Stage 57D landscape plan also covers adjoining lots for which no priced sheet was supplied, so ask at the same time what else in the stage is available and at what price.

Delivery and contract · Glenvill QLD · APLACE

The detached land is titled; the terrace land still has to be confirmed

Start with the firmest fact: APLACE's Lot 546 and Lot 574 are marked TITLED on the brochures. On a corridor developing as fast as Ripley, that removes the single biggest timing variable a buyer carries.

1. The detached lots are titled

   Lot 546 (388 m²) and Lot 574 (400 m²) are marked TITLED on the brochures.

2. Fixed price, full turnkey, site costs included

   Both builders' quotes state turnkey fixed price including site costs — site costs are inside the price, not extra.

3. Land and build priced separately

   Every package splits into land and build, which is exactly the figure a solicitor needs for transfer duty and a broker needs to structure a two-stage loan.

4. Two design options on the same lot

   APLACE offers a Kearneys and a Bilbrough on each lot; only one can be built, and it is decided at contract.

Then there is what has to be obtained before contract:

1. Registration and construction start for the terrace lots

   Glenvill's material states no land registration date and no build period. That is the first thing to confirm in writing — the terrace lots are not titled the way 546 and 574 are.

2. The sunset clause

   For the untitled lots, what happens to the deposit and whether the buyer can exit if registration slips has to be answered in the land contract.

3. The street name and number

   APLACE's brochures show the street as "New Road" — it is not yet named. The formal address has to be confirmed before settlement.

4. What else is in the stage

   Glenvill's Stage 57D landscape plan covers more than the lots with priced sheets; ask for the full current stock and pricing.

5. Holding costs

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

6. The final choice of design

   The Kearneys and the Bilbrough differ by about twenty-four thousand dollars, about 26 m² and half a bathroom; write the choice into the contract.

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 · Providence

Both say "site costs included", but the schedules differ

Both turnkey schedules are comprehensive, and the differences are worth reading side by side.

Glenvill's two-storey terrace:

• 600 mm kitchen appliances with dishwasher
• 20 mm mineral benchtops to kitchen and bathrooms
• Blinds and flyscreens
• Reverse-cycle split systems to living and main bedroom
• LED downlights
• Carpet, tile and timber-look laminate
• Front and rear landscaping
• Exposed aggregate driveway
• Fencing
• Clothesline and letterbox

APLACE's single storey adds three things Glenvill's schedule does not carry:

Ceiling height

2,590 mmthroughout the single-storey plan

Kitchen

900 mm induction cooktop and appliancesGlenvill's are 600 mm

Main bathroom

Freestanding bath

Electric vehicle

Charging point provideduncommon in a turnkey package at this price

Landscaping

Full landscaping, fencing to sides and rearexposed aggregate driveway, clothesline and letterbox

For an owner-occupier that comparison is the dividing line between two kinds of household: if you want three and a half bathrooms and 240 m² inside, take the Glenvill terrace; if you want one level, 2,590 mm ceilings, a 900 mm cooktop and an EV charging point, take the APLACE detached home. Both write site costs into the fixed price, which on a corridor with slopes and fill like Ripley is worth more than it sounds — site costs are the most common source of a house-and-land budget blowout.

For an investor, the numbers run like this: worked back from the suburb's four-bedroom listings at $700–$740, the APLACE single storey is about 3.7% to 3.9% gross. The four-bedroom, 3.5-bathroom terrace has no comparable listing in the report — that product type does not appear in it — so we give no figure, and that should be said plainly. Suburb vacancy is 1.2% with 27 potential renters per rental listing, so the demand side is steady. The real variable is time: the detached lots are titled, while the terraces have neither a registration date nor a build program in writing.

Location · South Ripley

A masterplanned community still under construction

Community

Providence, a masterplanned community at South Ripleythe pin is around Bokhara Road, at estate level rather than the lot

Street name

APLACE's brochure says "New Road"not yet named

South Ripley median house price (Jul 2026)

$960,000$549,000 four and a half years earlier

Median days on market

26fast turnover

Rental vacancy

1.2%27 potential renters per rental listing

Schools in the project documents

not listedverify on EdMap

Supermarkets and transport in the project documents

no distances given

This section has to be stated honestly: the project documents we hold list no schools, supermarkets, bus services or drive times. Providence is a masterplanned community still under construction, with amenity arriving by stage, so what exists today and what is drawn on a plan are two different things — which is exactly why this one needs a visit. The verifiable regional facts are the lines above: fast turnover at 26 days, a 75% rise in the median in four and a half years, and 1.2% vacancy.

Schools need more care still. 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. There is an extra wrinkle here: the APLACE lots' street is currently written as "New Road" and is not yet named, so the check can only be done once the street number exists — that step cannot be brought forward.

Who it suits · Providence

Who it suits, and who should think again

It suits a larger household that wants internal space — the Glenvill terrace's 240 m² with four bedrooms and 3.5 bathrooms is hard to replicate in new stock under nine hundred thousand, and the difference shows most for three generations or teenagers at home. It suits a buyer unwilling to carry land registration risk, because APLACE's Lot 546 and Lot 574 are already titled. It suits a buyer who wants one level, 2,590 mm ceilings, a 900 mm cooktop and an EV charging point. And it suits anyone who values site costs being inside the fixed price, since that is where house-and-land budgets most often break.

Think again if you want a yard, because a terrace puts 240 m² of building on a 210 m² lot and leaves essentially none. Think again if you are buying a terrace and need a move-in date, because Glenvill's material states no land registration date and no build program. Think again if you are chasing cash flow: the suburb's four-bedroom listings imply about 3.7% to 3.9% gross, and the terrace product has no comparable listing in the report at all, so its rent has no evidence behind it yet. Think again if a catchment matters, because no school is named in the project documents and the APLACE street is not yet named, so EdMap cannot even be checked until the address exists. And think again if you need established amenity, because this is a community still under construction and the documents list no supermarket, school or transport distance.

For a particular lot's north point, the terrace lots' registration and build program, the full current stock and pricing for the stage, a Kearneys-versus-Bilbrough comparison, or holding-cost estimates, contact FX Home and we will request them.

FAQ · Providence

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 Glenvill terrace prices, areas and land/build split come from Glenvill's House & Land sheets (received 8 September 2026); the APLACE single-storey prices, areas and inclusions come from APLACE's turnkey House & Land brochures (received 23 September 2026, with the land marked TITLED and the street shown as "New Road", not yet named); all are subject to the current price list. Glenvill's material contains no land registration date and no build period. Suburb data is from the South Ripley-only pages of Ausbuild's Monthly Market Update, October 2026, information correct to 28 September 2026. Gross rental yields are our own calculation — a comparable four-bedroom listed rent or the suburb median weekly rent over the fixed total, with no holding costs deducted; this project has no rental appraisal, and the terrace product type has no comparable listing in the report. The project documents contain no school, supermarket or transport distances.