The same house on the same-sized block, $69,500 apart
Whiterock is Intrapac's community in the Ripley Valley, next to White Rock Conservation Park, with turnkey packages built by Creation Homes and every lot already titled. The entry is $816,000 for a three-bedroom, two-bathroom, double-garage home of 153 m² on 210 m² of land.
But one thing in this release has to be said in the first breath: Lot 2231 and Lot 2239 are the same design (White Rock 153) on the same 210 m² of land, and their totals differ by $69,500. The gap sits in both the land price ($365,000 against $394,950) and the build price ($451,000 against $490,550), and the material does not explain it. That single fact determines how you should compare anything here.
$816,000from · fixed-price land and build · 3–4 bed, 2 bath, 1–2 car · every lot titled
Price and land · Whiterock
The land rate runs from $1,484 to $1,881 — a 27% spread
A note on basis first: the builder's market report we hold has no White Rock 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 packages' prices and areas and the land rate derived from them — and in this release, that set is itself the main finding.
- Fixed total range
- $816,000 – $1,025,900all including land
- Land size
- 210 – 387 m²
- House size
- 148 – 178 m²
- Land rate (our calculation)
- about $1,484 – $1,881 / m²about a 27% spread inside one community
- Land status
- all title registeredno wait for registration
- Community
- Ripley Valley, next to White Rock Conservation Parkdeveloper Intrapac
- Rental appraisal for this project
- noneno rent figure appears in the documents
That land rate line is the core of this piece. Inside one community, the land rate runs from about $1,484 per square metre (Lot 2034, 353 m²) to about $1,881 (Lot 2239, 210 m²) — a spread of about 27%. A higher rate on a smaller lot is normal enough, but Lots 2231 and 2239 are both 210 m² and sit at $1,738 and $1,881 — the same size of block, 8% apart. Position, aspect, or whether a lot backs onto the park or a road could all explain it, and the package material does not say.
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. A buyer running investment numbers should obtain a formal appraisal first.
For sale · Whiterock
The three-bedroom and four-bedroom lines are two different things
Prices and areas come from Creation Homes' package documents, lowest total first. Every lot is titled.
| Lot | Street | Design | Configuration | Land / house | Land + build | Fixed total |
|---|---|---|---|---|---|---|
| Lot 2231 | Boyne Circuit | White Rock 153 · Facade B | 3 bed, 2 bath, 2 car | 210 / 153 m² | $365,000 + $451,000 | $816,000 |
| Lot 2226 | Boyne Circuit | White Rock 156 · Facade A | 3 bed, 2 bath, 2 car | 252 / 156 m² | $378,000 + $471,000 | $849,000 |
| Lot 2239 | Mellum Way | White Rock 153 · Facade C | 3 bed, 2 bath, 2 car | 210 / 153 m² | $394,950 + $490,550 | $885,500 |
| Lot 2034 | Mellum Way | Cherry 150 · Coastal | 4 bed, 2 bath, 1 car | 353 / 148 m² | $524,000 + $403,900 | $927,900 |
| Lot 2002 | Coochin Court | Alder 178 · Contemporary | 4 bed, 2 bath, 2 car | 387 / 178 m² | $595,000 + $430,900 | $1,025,900 |
First, finish the opening point. Lots 2231 and 2239 are both the White Rock 153 on 210 m², and their totals differ by $69,500 — $29,950 more land and $39,550 more build, dearer at both ends. The only differences the material records are the street (Boyne Circuit against Mellum Way) and the facade scheme (Facade B against Facade C). A facade upgrade can explain part of the build difference and position can explain part of the land difference, but the package does not break it out. Before choosing between these two, get that breakdown from Creation Homes — sixty-nine thousand five hundred dollars is not a rounding error.
The rest of the trade-offs are clear:
The three-bedroom line ($816,000 – $885,500) is the entry product: 153 to 156 m² on 210 to 252 m² of land, with small yards, suited to a first home buyer or a small household.
The four-bedroom line ($927,900 – $1,025,900) carries clearly more land (353 to 387 m²) but not necessarily more house — Lot 2034's Cherry 150 is only 148 m², smaller than the three-bedroom line's 153 m², and it has a single car space. Its price is in the land, not the house. A buyer who wants four bedrooms and a double garage has only Lot 2002 (178 m² on 387 m²).
Choose aspect and position on the block first, then compare prices. That holds especially here, because the same house costs $69,500 more in a different position — position is itself the main price variable. And the package material states no aspect, nor which lots are actually closest to White Rock Conservation Park. Ask for a masterplan and siting plan with north marked, and establish each lot's position relative to the park and the main road, before you commit.
Delivery and contract · Intrapac · Creation Homes
Every lot is already titled
Start with this project's most valuable fact: every lot is title registered. In an area developing as fast as the Ripley Valley, that means the buyer does not carry the biggest timing variable, and construction can follow settlement.
Land titled
Every lot is marked title registered. No wait for registration.
Fixed total price
Each package splits into land and build — the figures a solicitor needs for transfer duty and a broker needs to structure a two-stage loan.
Developer and builder
The community is developed by Intrapac, with turnkey packages built by Creation Homes.
Position
Ripley Valley, next to White Rock Conservation Park.
Then there is what has to be obtained before contract:
The breakdown of the Lot 2231 / Lot 2239 difference
The same design on the same lot size, $69,500 apart, dearer in both land and build. Get it itemised — it is the single most important question in this community.
A written construction program
The package documents state no build period and no handover date. With the land already titled, the build program is the only variable left that determines handover.
The itemised inclusions schedule
The packages carry no itemised list, and the specification differences between facade schemes (Facade A / B / C, Coastal, Contemporary) should be set out too.
Aspect and lot position
A masterplan with north marked, and each lot's position relative to White Rock Conservation Park and the main road.
Lot 2034's car parking
One car space only. A four-bedroom with a single garage will be raised by both tenants and later buyers — confirm whether a second space can be added and whether the covenant permits it.
The covenant and holding costs
Ipswich rates, water and insurance are all unpublished; whether a 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 · Creation Homes
The inclusions have to be confirmed in writing
To be stated honestly: the package documents give design names, facade schemes and prices, with no itemised inclusions list. Creation Homes' turnkey schedule on comparable projects is quite specific (ceiling heights, stone benchtops, stainless steel appliances with dishwasher, air conditioning to living and the main bedroom, ceiling fans and LED lighting, floor coverings throughout, full landscaping, an exposed aggregate driveway and fencing) — but that is other projects' content, and this one has to be confirmed in writing.
- White Rock 153 / 156, Cherry 150, Alder 178 designs
- Facade A / B / C, Coastal, Contemporary
- Every lot titled
- Fixed total including land
- Itemised inclusions to be confirmed in writing
For an owner-occupier this community sells two things: every lot is already titled, and it sits next to White Rock Conservation Park. The first removes a new release's biggest uncertainty; the second is the kind of long-term setting money cannot buy back. But get the comparison right — the same design on the same land size costing $69,500 more says that in this community, *which lot* matters more than *which plan*.
For an investor, the objective conclusion is that with no rental appraisal and no White Rock statistics, a yield cannot be calculated. The three-bedroom line's $816,000 entry is at the lower end for the Ripley Valley, but note that Lot 2034's single car space narrows the tenant pool. To bring it into a model, a formal rental appraisal and holding-cost estimates both need to be in hand.
Location · White Rock
Next to the conservation park; every other distance is missing
- Locality
- White Rock, Ipswich City, Ripley Valley
- Community
- Intrapac's Whiterock, next to White Rock Conservation Parkdeveloper's wording
- Land
- 210 – 387 m², all titled
- Streets
- Boyne Circuit, Mellum Way, Coochin Court
- Schools in the project documents
- not listedverify on EdMap
- Supermarkets and shopping centres
- not listed
- Drive times
- not listed
This community's location claim is a single line: next to White Rock Conservation Park. That is the developer's wording, but a conservation park's position is verifiable on a map, and it means the outlook and openness on that side will not be changed by new building — a genuine advantage in a fast-developing Ripley Valley. The qualification: the material does not say which lots are actually close to the park — and that is one plausible reason for the $69,500 gap above, so walk each lot's distance to the park on the day you visit.
The rest has to be stated honestly: the package documents list no school, supermarket, railway station, bus service or drive time. The Ripley Valley is still developing fast, so how long the drive takes and what is actually open should both be checked yourself.
On schools: no document names a school, let alone 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 and check the year the child actually enrols. The good news is that the land is titled, so the street numbers should exist and EdMap can be checked now.
Who it suits · Whiterock
Who it suits, and who should think again
It suits a buyer unwilling to carry land registration risk — every lot is titled, construction can follow settlement, and because the street numbers exist, EdMap can be checked now. It suits a family who care about the long-term setting, next to White Rock Conservation Park, where the openness on that side will not be built out. It suits a first home buyer or small household: the three-bedroom line from $816,000 is at the lower end for the Ripley Valley. And it suits a buyer who wants four bedrooms on a larger block (Lot 2002: 178 m² of house on 387 m², with a double garage).
Think again if you are comparing on price — Lots 2231 and 2239 are the same design on the same land size and differ by $69,500, and the material does not break it down; do not decide between them until you have that. Think again if you need a handover date, because the packages state no build period and no handover date. Think again about Lot 2034: a four-bedroom with one car space and only 148 m² of house, smaller than the three-bedroom line, priced for its land. Think again if you want a yard, because the three-bedroom line sits on 210 to 252 m². Think again if the inclusions matter, because there is no itemised schedule and the differences between facade schemes are not set out. And think again if you are buying for yield, with no appraisal and no White Rock statistics.
For a masterplan with north marked and each lot's position relative to the park, the breakdown of the Lot 2231 / Lot 2239 difference, a written construction program, the itemised inclusions schedule, or a formal rental appraisal and holding-cost estimates, contact FX Home and we will request them.
FAQ · Whiterock
The four questions buyers ask
If I buy now, when do I get the house?
The good news is that every lot is already titled, so there is no wait for registration — in the Ripley Valley that removes the biggest timing variable. But the package documents state no build period and no handover date, so a handover date still cannot be calculated. A written program is the first thing to obtain before signing.
Why does the same house cost $69,500 more?
This is the community's key question. Lots 2231 and 2239 are both the White Rock 153 on 210 m², at $816,000 and $885,500 — $29,950 more land and $39,550 more build, dearer at both ends. The only differences recorded are the street (Boyne Circuit against Mellum Way) and the facade scheme (Facade B against Facade C). A facade upgrade can explain part of the build difference and position part of the land difference, but the package does not break it out. Get that breakdown from Creation Homes before choosing between them.
What rent can I expect?
This project has no rental appraisal, the documents carry no rent figure, and we hold no White Rock statistics, so we are not quoting a yield. A buyer running investment numbers should obtain a formal appraisal first, together with estimates for Ipswich rates, insurance and any community charge.
Why is the four-bedroom Lot 2034 so much dearer than the three-bedrooms?
Land. Lot 2034 sits on 353 m² (the three-bedroom line is 210 to 252 m²) at a land price of $524,000 — but the house is only 148 m², smaller than the three-bedroom line's 153 m², with a single car space. In other words, its price is in the land, not the house. For four bedrooms with a double garage and a larger house, only Lot 2002 (178 m² on 387 m²) fits.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale and the building contract. Prices, areas, the land/build split, design names and facade schemes come from Creation Homes' package documents and are subject to the current documents; every lot is marked title registered. The package documents contain no build period, handover date or itemised inclusions schedule, do not state each lot's position relative to White Rock Conservation Park, and do not break down the $69,500 difference between Lots 2231 and 2239. Creation Homes' turnkey schedule content is its terms on comparable projects, and this project's must be confirmed in writing. The land rate per square metre is our own calculation from the land price divided by the land area. The community being developed by Intrapac and sitting next to White Rock Conservation Park is the developer's wording. We hold no White Rock 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.
