Two homes on one block, and the rent arrives twice
Joyner sits north-west of Brisbane inside Moreton Bay City, next to Warner and Bray Park. KDL Property Group's Regent Quarter runs along Regent and Oxford Streets, and FRD Homes has packaged several of its blocks as fixed-price land-and-build. What makes these packages different is what goes on the block: one title, two separate dwellings — a 3 bed, 2 bath, 1 garage home plus a 2 bed, 1 bath, 1 garage dwelling, each with its own front door, kitchen, living area and alfresco. From $1,167,900, fixed price and full turnkey, with land registration printed on the quote covers as October 2026.
The same blocks are also quoted as a single four-bedroom home for ninety to a hundred and thirty thousand less. So this piece really answers two questions: what that extra ninety thousand buys you in rent and in risk, and which documents have to be in your hands before you sign.
$1,167,900from · fixed-price land and build · dual occupancy, 3+2 bed, 2+1 bath
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
- 26
- Serious buyers per sale listing
- 32648 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%
In four and a half years the median moved from $752,000 to $1,150,000, four-bedroom rent from $528 to $740, and vacancy has stayed at 0.5%. Three lines, one conclusion: there are more tenants here than houses. The report's own examples agree — 12 Whitehall Lane, a 3-bedroom built in 2025 with 199 m² of total build area, sold for $920,000 in July 2026; on the rental side, 70 Jack Circuit (4 bed, 2 bath, 2 car) was listed at $810 a week in September 2026 and 9 Whitehall Lane at $785.
Put the rent against the price. The builder's rent estimate on the quote for the dual occupancy is $1,190 a week for both dwellings together, which against the $1,167,900 package is a gross rental yield of about 5.3%. The same block as a single four-bedroom home is estimated at $820–$870 a week, which against $1,072,900 is about 4.1%. Drop the builder's estimate and use the suburb's own median four-bedroom rent of $740 instead, and the single home is about 3.6%. All three are gross — nothing deducted for rates, insurance, management or vacancy. The difference is entirely in the numerator: the second dwelling is where that 5.3% comes from.
The rent printed on the covers is the builder's estimate, not a rental appraisal from a licensed agent. Ask for a formal appraisal before you use it in a loan application or a cash-flow model.
For sale · Regent Quarter
One block, two ways to build it
Prices and areas come from the FRD Homes package covers exported 15 July 2026. The table below is the dual-occupancy option — two independent dwellings on one title, 3+2 bedrooms, 2+1 bathrooms, 1+1 garages in total.
| Lot | Design and facade | Land / build | Package price |
|---|---|---|---|
| Lot 707 | Bianca Clad · Urban | 362 / 197 m² | $1,167,900 |
| Lot 809 | Bianca Clad · Urban | 350 / 197 m² | $1,167,900 |
| Lot 804 | Bianca Clad · Hamptons | 350 / 197 m² | $1,168,900 |
| Lot 606 | Bianca Clad · Hamptons | 350 / 197 m² | $1,169,800 |
| Lot 807 | Bianca Clad · Contemporary | 350 / 197 m² | $1,171,900 |
| Lot 605 | Bianca Clad · Contemporary | 350 / 197 m² | $1,172,500 |
| Lot 808 | Bianca Clad · Coastal | 350 / 197 m² | $1,172,900 |
| Lot 803 | Darcy · Coastal | 392 / 198 m² | $1,199,800 |
Each of the same blocks also carries a single-dwelling quote, with a different design and a price ninety to a hundred and thirty thousand lower. The Bronte on Lot 707 and the Billie on Lot 804 are both 170 m² at $1,072,900, the entry position in the whole set; the Brooke on Lot 606 and the Byford on Lot 605 are 185 m²; the Bindi on Lot 807 is 193 m² and the Belmont on Lot 809 is 194 m²; the Alice on Lot 808 at 186 m² and the Brynlee on Lot 803 at 196 m² each include a study. Among the single homes, the Billie, Alice and Brynlee are single-garage; the rest are double.
Lot 803 is the one block in the set that is genuinely different: 392 m² of land on a 14.0 m frontage, where the rest are 350 to 362 m² on 12.5 m. It uses the Darcy design rather than the Bianca Clad, and it carries the highest dual price. If what you care about is what is left of the block once two dwellings have taken 198 m² of it — the yard and the side setbacks — 803 is the only one with real room to spare. At the other end, Lot 707 puts 362 m² of land at the lowest dual price in the list, which makes it the most land per dollar.
Choose aspect and position on the block first, then compare prices. The dual-occupancy prices run end to end across a span of $31,900 — under 3% of the total. Aspect decides how many days a year the second dwelling needs air conditioning, and where the block sits in the estate decides whether the two front doors stay out of each other's way. Both matter far more than thirty thousand dollars. And here is the catch: none of the package documents states the aspect, and the siting plans carry no north point. Ask FRD for a siting plan with north marked, or confirm it on site, before you choose a block.
Delivery and contract · FRD Homes
The price is locked; the dates still have to reach paper
Start with what the documents actually commit to. FRD Homes Pty Ltd (QBCC licence 15046435) sells these as fixed price, full turnkey: no price rise between signing and the nominated construction start, with a 12-month maintenance period and a 7-year structural warranty on handover. That is the firmest thing in the file.
Price lock
Fixed price, full turnkey. In the builder's own words, the lock runs "from contract signing to the estimated construction start date".
Warranty
12-month maintenance period and 7-year structural warranty. QBCC licence 15046435.
Land settlement
14 days after notice of title or finance approval, whichever is later. Construction cannot start before settlement.
Land registration
The package covers exported 15 July 2026 print October 2026.
Then there are four things to obtain before contract. FX Home will request them on your behalf.
Written confirmation of registration status
KDL's own project page (accessed 19 August 2026) says stages one to seven are registered with another under construction. The quote covers say October 2026. Which statement governs these particular blocks is a title question for your solicitor.
A written construction program
Not one of the packages states a build period or a handover date. Ask FRD for a program in writing and line it up against the "estimated construction start date" in the price-lock clause.
The sunset clause
No sunset clause appears in the packages. If registration slips, what happens to the deposit and whether the buyer can exit has to be answered in the land contract.
Dual-occupancy approval and the covenant
Whether Moreton Bay City Council treats the second dwelling as a lawful dual occupancy that can be let independently, whether services are separately metered, and whether the building covenant permits it — none of the three is answered in the file, and the package footers repeatedly require covenant approval. This is the one to settle first.
On holding costs: Queensland transfer duty sits on top of the package price, and the EOI's deposit field is blank (the form indicates $5,000 counts toward 5%, with no amount filled in). Council rates, insurance and whether the community carries a levy — no figure for any of the three appears anywhere in these documents. That is itself the finding: all three have to be asked for separately before you model cash flow.
Turnkey standard · FRD Homes
Turnkey is the standard, not the upgrade
Every design in the set is single storey. The dual-occupancy specification is written into the packages, and the following are standard rather than upgrades:
- Duo Solar Package
- Two split-system air conditioners
- Ceiling fans to bedrooms and living
- 20 mm zero-silica stone benchtops
- 600 mm appliances with dishwasher
- Soft-close cabinetry with overheads
- 920 mm entry door
- Tiles and bedroom carpet
- Roller blinds
- Turf and pine fencing
- Exposed aggregate driveway
- Letterbox and clothesline
- NCC 7-star energy rating
For an owner-occupier, the dual occupancy means living in the main house and letting or housing family in the second: two dwellings each with their own entry, kitchen, living area and alfresco, not one house partitioned. The price is tight bedrooms in the main dwelling — the main bedroom is 3.1 × 2.8 m and the second 2.8 × 2.7 m — and side setbacks of roughly 0.8 to 1.5 m on the siting plans. Once 197 m² of building sits on a 350 m² block, the yard is what the setbacks leave. A family that wants a real backyard should look at Lot 803, or at the single-dwelling option.
For an investor, the point is that the denominator stays the same while the numerator becomes two: two leases, two sets of tenants, and when one side is empty the other is still paying. The risk sits in exactly the same place — whether the second dwelling can be let independently depends on the council and covenant opinions above. Until those are in hand, treat 5.3% as a ceiling rather than a base case.
On the builder: FRD Homes operates a fixed-price, full-turnkey volume model, and its own site says it runs no public display homes and sells through referral partners. "Queensland's No.1 wholesale builder" is the builder's own slogan and we do not repeat it as fact; what is checkable is QBCC licence 15046435.
Location · Joyner
Where it is, and what the documents do and do not say
- Brisbane CBD
- 22 km north-westrental appraisal figure
- Brisbane CBD
- about 40 minuteslocation map figure, no mode of transport stated
- Sunshine Coast
- about 1 hourlocation map figure
- Nearest rail
- Petrie / Lawntonneither station is in Joyner itself
- Childcare in the estate
- approved, 130 places proposedKDL's wording; not open
- Cashmere SA2 population (Jun 2025)
- 21,46220,050 in 2021
That table deliberately leaves the contradiction on the page. The rental appraisals place Joyner 22 km north-west of the CBD; the location map in the same file is stamped "40 min to CBD" with no mode of transport; and Urban Developer's 2023 coverage of the approval put it about 30 km north. We do not average the three — all three are reported, and the drive should be measured before you sign.
The documents name Kensington Village Market and Warner Marketplace without giving a drive time, and not one supermarket brand appears anywhere in the packages. The report's comparable sales land in Mango Hill, Bracken Ridge and Bray Park, which tells you where Joyner is more usefully than any marketing line. The masterplan marks a "FUTURE CHILDCARE CENTRE" south of the Regent and Oxford Street corner; KDL now describes it as an approved, proposed 130-place centre, and does not describe it as open.
Schools are the thinnest part of this file. The rental appraisals name Genesis Christian College and a University of the Sunshine Coast campus, neither with a distance; Genesis is an independent school and has no state catchment. The FRD packages do not state which state primary or secondary catchment these blocks fall in. Catchments are set by the Department of Education and change, so a family buying for a school should use the contract address on the Queensland Government's EdMap for the year the child actually enrols. Petrie State School operates an enrolment management plan, which is worth confirming at the same time.
Who it suits · Regent Quarter
Who it suits, and who should think again
It suits an investor who wants two leases at a price just over $1.1m — on the builder's estimates the dual occupancy is around 5.3% gross against 4.1% for the single home on the same block; a three-generation family that needs two households on one title, with the main house lived in and the second dwelling for parents or adult children, sharing neither entry nor kitchen; and a buyer who wants a fixed price, full turnkey and a 7-year structural warranty rather than exposure to price rises during construction.
Think again if you need a certain handover date — not one of the packages states a construction program, and even registration has two versions, the July covers and the KDL web page. Think again if you are treating 5.3% as settled: it depends on the second dwelling being independently lettable, and the council determination, the metering and the covenant approval are all still missing from the file. Think again if you want a proper backyard — outside Lot 803, what remains on a 350 m² block after 197 m² of building is largely the setbacks. And think again if aspect matters to you, because these documents do not state it at all.
To see a particular block's aspect, its siting plan, or the two options priced side by side — or to get FRD's current pricing, construction program and dual-occupancy approvals — contact FX Home and we will request them.
FAQ · Regent Quarter
The four questions buyers ask
If I buy now, when do I get the house?
The quote covers put land registration at October 2026, settlement falls 14 days after notice of title or finance approval (whichever is later), and construction cannot start until settlement. But none of the packages states a build period, so a handover date cannot be calculated yet. Getting that in writing is a pre-contract item, not an optional one.
What rent can I expect?
The builder estimates $1,160–$1,190 a week for the dual occupancy (both dwellings together), a gross yield of about 5.3%, and $800–$870 a week for the four-bedroom single home, about 4.1%. The suburb's median four-bedroom rent is $740 with 0.5% vacancy. All gross, before rates, insurance and vacancy — and a builder's estimate is not a rental appraisal.
Two dwellings on one block — is letting both of them legal?
This is the project's most important question, and the documents do not answer it. Whether Moreton Bay City Council treats the second dwelling as a dual occupancy lettable to unrelated tenants, whether services can be separately metered, and whether the building covenant allows it all need written answers; the package footers themselves require covenant approval. Until those three are in hand, treat the dual occupancy as unconfirmed and do not model finance on two rents.
Who is it for?
An investor who wants two leases and can accept that the handover date is not yet fixed; a three-generation family that needs a main home plus a self-contained second dwelling; and a buyer between $1.1m and $1.2m who values a fixed price and a 7-year structural warranty.
General information only; not financial, legal or taxation advice. All details are subject to the land contract, the building contract and covenant approval. Prices and areas are from the FRD Homes package covers exported 15 July 2026 and are subject to the current price list; the developer's project page was read 19 August 2026; 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 builder's rent estimate or the suburb median rent over the package price, with no holding costs deducted.
