Sixty-three per cent of the price is land
Thornlands sits in Redland City, on the bayside south-east of Brisbane. On Lot 4 at The Precinct, Gallery Homes' package is a four-bedroom, two-bathroom, double-garage Custom Traditional 166 with a Coastal Signature 1 Chalk facade — 166 m² of house on 344 m² of land, at a fixed total of $1,191,492.
The structure of that price is worth understanding first: land $745,000, build $446,492 — land is 63% of the total, at about $2,166 per square metre. Across this batch of projects, that is the second-highest land share. In other words, what you buy in Thornlands is mostly position, with the house sitting on top. Land registration is stated as 31 October 2026, a date that has now passed.
$1,191,492fixed-price land and build · 4 bed, 2 bath, 2 car · 166 m² house · 344 m² land
Price and land · The Precinct
Land at about $2,166 per square metre; the house is standard-sized
A note on basis first: the builder's market report we hold has no Thornlands statistics page, and the project documents carry no median price, median rent or vacancy rate, so we are not importing unsourced suburb numbers. What can be verified is the stock list's prices and areas and the rates derived from them.
- Fixed total
- $1,191,492land $745,000 + build $446,492
- Land / house
- 344 / 166 m²the house covers about 48% of the block
- Land rate (our calculation)
- about $2,166 / m²second-highest in this batch (behind Keperra at about $2,820)
- Land share of the total
- about 63%second-highest in this batch
- Configuration
- 4 bed, 2 bath, 2 garages · 1 living
- Land registration
- 31 October 2026 (passed)stock list
- Rental appraisal for this project
- noneno rent figure appears in the documents
The structure of that set is clear within this batch: expensive land, standard house. The land rate of about $2,166 per square metre is second only to Keperra's $2,820 here, and clearly above the Ipswich and Logan corridors (Walloon about $985, Rosewood about $971, the South Ripley terraces about $1,437). The reason is position — Thornlands is in Redland City on Brisbane's bayside, not an outer growth corridor.
The house is standard-sized: 166 m², four bedrooms, two bathrooms, one living area. Not large, but four bedrooms with two bathrooms and a double garage is the mainstream family configuration. With 166 m² on 344 m², the building covers about 48% of the block, so the yard is mid-range — neither near-absent as at Keperra nor generous as at Wildey Street.
The rent line has to stay empty and be said plainly: this project has no rental appraisal and the documents carry no rent figure, so we are not calculating a yield.
For sale · Lot 4
A Redland block with a standard four-bedroom on it
Price and areas come from Gallery's stock list of 26 August 2026, as a package total including land.
| Item | Detail |
|---|---|
| Lot | Lot 4, 344 m² |
| Design | Custom Traditional 166, Coastal Signature 1 facade, Chalk colour scheme |
| Configuration | 4 bed, 2 bath, 2 garages · 1 living |
| House area | 166 m² |
| Land price | $745,000 (about $2,166 / m²) |
| Build price | $446,492 |
| Fixed total | $1,191,492 |
| Land registration | 31 October 2026 (passed) |
This is a single-lot package, so there is nothing within the project to compare against. Understanding it comes down to two points:
First, this price buys a Redland position. Land is 63% of the total at about $2,166 per square metre — the same build budget ($446,492) would sit on 400 to 490 m² of land in Walloon or Rosewood, and here it sits on 344 m². Whether Redland's position is worth that difference is the only real question about this house.
Second, the house is standard-sized and has one living area. Four bedrooms and two bathrooms with a single living and dining space in 166 m² means the family gathers in one place. Comparable prices in this batch do include two-living options (Hayfield Estate's 177 m² at $1,000,884, for instance), so a household that wants two living areas should ask Gallery whether a larger design is available on this lot.
Choose aspect first, then talk price. This is a single lot, so aspect is a question about this block: the stock list states no aspect. With 166 m² on 344 m², where the yard sits and which way it faces decide how usable it is — and on the bayside, the summer breeze direction is worth asking about too. Ask for a siting plan with north marked before you commit.
Delivery and contract · Gallery Homes
The registration date has passed; the program still has to reach paper
Start with what holds up: the stock list puts land registration at 31 October 2026 — a date that has now passed, so this lot has most likely titled. Gallery Homes Pty Ltd holds QBCC licence 1207880, and the stock list prices land and build separately.
Land registration
The stock list says 31 October 2026. That date has passed, so the title status needs written confirmation.
Fixed-price package
Land $745,000 plus build $446,492 = $1,191,492, with land and build shown separately.
Builder
Gallery Homes Pty Ltd, QBCC licence 1207880.
Price date
Stock list dated 26 August 2026; the current stock list governs.
Then there is what has to be obtained before contract:
Written confirmation of title
31 October 2026 has passed; confirm first whether title has issued.
Storey count and the completion guarantee
The stock list does not state the number of storeys. Gallery's 18-week completion guarantee is expressly single storey only on comparable projects — 166 m² on 344 m² is very likely single storey, but it has to be confirmed in writing, because it decides whether a handover date can be calculated.
A written construction program
Once the storeys are established, request start and completion dates in writing.
The itemised inclusions schedule
The stock list gives the design name, facade scheme and colour scheme, with no inclusions list.
The contract rhythm and signing window
Gallery has used a very tight process on comparable projects; get this project's terms before you look at the lot.
The covenant and holding costs
Redland council rates, water and insurance are all unpublished; the covenant's restrictions on fencing, facades and later additions need reading. Redland's rating structure differs from Brisbane's, so ask about it separately.
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 · Gallery Homes
The facade and colours are stated; the inclusions list is not
To be stated honestly: the stock list gives the design name (Custom Traditional 166), the facade scheme (Coastal Signature 1) and the colour scheme (Chalk), with no itemised inclusions list. Gallery's quoted specification on comparable projects is noticeably richer than its website's generic standard, and what governs the product is the contract annexure.
- Custom Traditional 166 design
- Coastal Signature 1 facade
- Chalk colour scheme
- 4 bed, 2 bath, 2 garages, 1 living
- Itemised inclusions to be confirmed in writing
For an owner-occupier the positioning is clear: $1.19m buys 344 m² of land in Redland City plus a brand-new four-bedroom. It is not a large house and it is not cheap — what it buys is position. For a family who want to stay on the bayside and also want a new home at a fixed price, that is a direct proposition. The precondition is still the inclusions schedule.
One local, practical warning: Redland's council rating structure differs from Brisbane's, and the stock list gives no figure at all. Holding costs have to be asked about separately — do not estimate them from Brisbane experience.
For an investor, the objective position is: no rental appraisal and no Thornlands statistics, so a yield cannot be calculated. Structurally, $1.19m against four bedrooms and two bathrooms with 63% of the price in land will not produce a high return; this is closer to an owner-occupier or long-term land-value hold.
Location · Thornlands
Where it is, and what the documents do and do not say
- Locality
- Thornlands, Redland Citysouth-east of Brisbane, on the bayside
- Land / house
- 344 / 166 m²the house covers about 48% of the block
- Land rate (our calculation)
- about $2,166 / m²second-highest in this batch
- Land share of the total
- about 63%
- Land registration
- 31 October 2026 (passed)
- Schools in the project documents
- not listedverify on EdMap
- Supermarkets, railway station and drive times
- not listed
This has to be stated honestly: the stock list gives the lot, the areas, the price and a registration date, and names no school, supermarket, railway station, bus service or drive time. The one verifiable fact that can be added is that Thornlands is in Redland City — not Brisbane City Council, and not an outer Ipswich or Logan corridor — which is precisely why the land rate of about $2,166 per square metre is the second-highest in this batch. What is actually walkable from this lot and how long the drive is to anywhere the documents do not answer; walk it and drive it on the day you visit.
Being in Redland City has two further practical effects: the council rating structure differs from Brisbane's (see above), and public transport in this area is primarily bus, with no railway station in the suburb itself — a commuting buyer has to check that for themselves.
Schools are the same: no document names a school, let alone establishes which state school catchment this lot falls 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 and check the year the child actually enrols. Since the registration date has passed, the street number most likely exists and EdMap can be checked now.
Who it suits · The Precinct
Who it suits, and who should think again
It suits a family who want to stay on the Redland bayside while buying a brand-new four-bedroom at a fixed price — this price buys position, and 344 m² is mid-range for this batch with a workable yard. It suits a buyer unwilling to carry land registration risk, since the 31 October 2026 date has passed, title only awaits written confirmation, and the street number most likely exists so EdMap can be checked now. And it suits a buyer who wants the mainstream four-bedroom, two-bathroom, double-garage configuration without needing a large house.
Think again if land value matters to you — land is about 63% of the total at about $2,166 per square metre, the second-highest in this batch; the same build budget would sit on 400 to 490 m² in Walloon or Rosewood against 344 m² here, so settle first whether Redland's position is worth that. Think again if you want two living areas, because this plan has one, and comparable prices in this batch include two-living options. Think again if you need a handover date, because the stock list states neither the storey count nor a build period. Think again about holding costs: Redland's rating structure differs from Brisbane's and the documents give no figure — do not estimate from Brisbane experience. Think again if the inclusions matter, because there is no itemised schedule. And think again if you are buying for yield, with no appraisal and no Thornlands statistics.
For a siting plan with north marked, written confirmation of title and storey count, a written construction program, the itemised inclusions schedule, Redland council rate estimates, or a formal rental appraisal, contact FX Home and we will request them.
FAQ · The Precinct
The four questions buyers ask
If I buy now, when do I get the house?
The stock list puts land registration at 31 October 2026 — that date has passed, so the first step is written confirmation that title has issued. But the stock list states neither the storey count nor a build period, and Gallery's 18-week completion guarantee is expressly single storey only on comparable projects. Establish the storey count first, then request the written program.
What does this price actually buy?
Mostly position. Land at $745,000 is about 63% of the total, at roughly $2,166 per square metre, second in this batch only to Keperra's $2,820. The same build budget ($446,492) would sit on 400 to 490 m² of land in Walloon or Rosewood, and in Thornlands it sits on 344 m². Whether Redland's bayside position is worth that difference is the only real question about this house.
What should I watch on holding costs?
One local warning: Thornlands is in Redland City, whose council rating structure differs from Brisbane's, and the stock list gives no figure at all. Water and insurance are unpublished too. Holding costs have to be established separately with Redland City Council or your solicitor — do not estimate them from Brisbane experience.
What rent can I expect?
This project has no rental appraisal, the documents carry no rent figure, and we hold no Thornlands statistics, so we are not quoting a yield. One structural note: $1.19m against four bedrooms and two bathrooms with 63% of the price in land will not produce a high rental return — this is closer to an owner-occupier or long-term land-value hold.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the building contract. Price, areas, the land/build split, the design name, facade scheme and colour scheme come from Gallery's stock list of 26 August 2026 and are subject to the current stock list; the 31 October 2026 land registration is from the same stock list, that date has passed, and the title status must be confirmed in writing. The stock list contains no storey count, build period, handover date or itemised inclusions schedule. Gallery's single-storey-only 18-week completion guarantee is that builder's term on comparable projects, and whether it applies here must be confirmed in writing. The land rate, land share and building coverage are our own calculations from the prices and areas. We hold no Thornlands market statistics; this project has no rental appraisal, so no yield has been calculated. The project documents contain no school, supermarket, railway station, bus or drive-time distances, and no council rate, water or insurance figure.
