A SMEG kitchen and 3.5 kW of solar, fixed price under $880,000

Forest Lake's amenity was finished twenty years ago. Woodvale Village on Woodvale Crescent is an infill site — not an outer-ring new town, but a parcel inserted into a suburb that already works. It is developed by a consortium of Marquee, Cohere and LHPP and built by Urbane Homes, a division of Orbit Homes (QBCC licence 716019), sold as fixed-price turnkey packages from $879,408.

What that price includes is unusually full for the bracket: a SMEG kitchen appliance suite with dishwasher, two Daikin reverse-cycle split systems, 20 mm Caesarstone benchtops, 3.5 kW of solar, roller blinds, flyscreens, fencing, an exposed aggregate driveway and landscaping, on a 25-year structural warranty. Two things are worth another ten minutes — where the trade-off sits (225 to 248 m² lots, a single car space, an 8 m² courtyard) and the fact that the land is not registered yet.

$879,408from · fixed-price land and build · 3–4 bed, 2 bath, 1 car

Suburb data · around Forest Lake

An established suburb, not a blank town

A note on basis first: the builder's market report we hold has no Forest Lake-only statistics pages, so the medians and rents below are the adjoining suburb of Doolandella (Ausbuild's *Monthly Market Update, October 2026*, information correct to 28 September 2026, statistics pages marked "Doolandella only"), while population is the Queensland Government Statistician's Office figure for the Forest Lake–Ellen Grove statistical area. Each is labelled with its source; neither stands in for the other.

Forest Lake–Ellen Grove population (Jun 2025)

24,08022,916 in 2021 (preliminary)

Adjoining Doolandella median house price (Jul 2026)

$1,050,000$607,392 in Jan 2022

Adjoining Doolandella 3-year increase

42.5%

Adjoining Doolandella median days on market

3435 serious buyers per sale listing

Adjoining Doolandella median 4-bed rent (Jun 2026)

$728$500 in Mar 2022

Adjoining Doolandella rental vacancy (Jul 2026)

0.4%

Rental appraisal for this project

noneno rent figure appears in the sales material

The population line is the point: eleven hundred-odd more residents in four years is the slow growth of an established suburb, not a greenfield influx. Its value is not the growth rate; it is that the amenity is already running — Forest Lake Shopping Centre holds Coles, Woolworths, ALDI and Kmart, which the developer puts at five minutes' drive.

On price, $879,408 to $903,558 sits clearly below the adjoining Doolandella median, but the land is only 225 to 248 m². That is a very clear exchange: land area traded for price and established amenity.

On rent, this project has no rental appraisal. Working the adjoining Doolandella median four-bedroom rent of $728 back against the four-bedroom Lot 45 gives a gross rental yield of about 4.2%, before rates, insurance and vacancy; the adjoining suburb's 0.4% vacancy says this pocket has no trouble letting. But be clear what that is: an adjoining suburb's median rent, not an appraisal of this project and not a Forest Lake figure. Ask for a formal appraisal before using it in a loan application.

For sale · Woodvale Crescent

The two fully drawn designs are both single-garage

Prices and areas come from webstore screenshots compiled 31 July 2026. The developer's website listed further homes as at 19 August 2026, up to $1,309,706. Current availability and pricing need the current written price list.

The choice between them is specific: the Elsa is three bedrooms with two living areas and a larger house (163 m²); the Lily is four bedrooms with one living area, a smaller house (158 m²) and more land (248 m²). Twenty-four thousand dollars buys a bedroom and 23 m² of land, and costs you a living area. A larger household takes the Lily; a buyer who wants the second living space takes the Elsa.

Their shared conditions should be stated plainly: both are single storey and both have only one car space, with a 6.0 × 3.0 m garage; the courtyard in each is 8.05 m² and the outdoor living area 13.08 m². A household with two cars has to think about street parking, or wait for another design — the site plans also show names like Alannah and Karlie, and the brochure mentions two-storey homes and townhouses, but those plans are not in the documents reviewed.

One area conflict has to be resolved in the contract: the Lily's house area is 158.33 m² on the webstore and 164.48 m² in the design booklet, a difference of 6.15 m². That cannot be reconciled from a brochure; confirm in writing which figure the contract uses.

The lots themselves are tight, and the statutory disclosure plans record what the marketing pages do not: the drawings covering stage one and the first part of stage two run from 225 to 478 m², with many of the smaller lots at 7.5 m × 30 m; and the site plan for Lots 29–32 notes "WALLS 20MM OFF BOUNDARY" — zero-lot-line walls, with almost no side access. Lot 30 has a retaining wall averaging 1.46 m and an easement on the rear boundary; Lot 45 has a tiered wall averaging 2.6 m. Those terms live in the disclosure statement, not the brochure.

Choose aspect and position on the block first, then compare prices. Twenty-four thousand dollars separates the two, and on a 225 m² lot aspect decides how many hours a day that 8 m² courtyard and 13 m² outdoor area are usable; which way the zero-lot-line wall faces also directly affects internal light. The sales material states no aspect, so ask for a site plan with north marked and your own lot's statutory disclosure plan, with the retaining walls and easements on it, before you choose.

Delivery and contract · Urbane Homes

The warranties run long; the handover date still has to reach paper

Start with the firmest part: on paper the warranty package is this product's strongest feature, and it is more than one line.

1. 25-year structural warranty

   Plus 45 years on the Colorbond roof and 50 years on the BlueScope TRUECORE frame. QBCC licence 716019.

2. Fixed total price, turnkey

   The brochure's phrase is "nothing more to pay": fencing, landscaping, driveway, roller blinds and flyscreens are all in the price.

3. 7-star energy rating

4. Ground broken

   Ground was broken in February 2026, and The Urban Developer reported at the time that the first residents would arrive in mid-2027.

Then there is what has to be obtained before contract. To be direct: the specification and warranties here are strong; what is missing is on the timing and billing side.

1. A handover date and the sunset clause

   The land is not registered — the webstore puts registration in August 2026; on construction, the brochure says "from breaking ground to landscaping within 26 weeks of commencement*", and that asterisk is never explained. The Urban Developer reported first residents in mid-2027. Those are two different clocks, and the marketing material states no handover date and shows no sunset clause.

2. The Lily's contract area

   158.33 and 164.48 m² both exist in official material; confirm in writing which the contract uses.

3. Your own lot's disclosure statement

   Including the retaining wall heights, the easement terms, and whether the lot falls within the "WALLS 20MM OFF BOUNDARY" zero-lot-line range.

4. Holding costs and community documents

   The file contains no council rates figure, and no body corporate, community management or design covenant text. Whether any of them applies, and at what annual cost, needs a solicitor's written opinion rather than an assumption from the display copy.

5. The current price list

   Prices here come from the webstore screenshots of 31 July 2026 and the website listing of 19 August 2026; ask for the full current list.

Queensland transfer duty sits on top of the price, and any concession depends on your circumstances.

On the builder's reputation, honestly: Urbane Homes' public reviews are few and old — as at 19 August 2026, ProductReview.com.au showed 18 reviews at 5.0, most written six to nine years ago and some marked as incentivised. That is the reputation of an earlier generation of product, not a rating of this project. The project itself has no usable public review corpus, which is normal for a community still at the earthworks stage.

Turnkey standard · Urbane Homes

This schedule is the hardest part of the product

The standard inclusions set out in the brochure and design sheets:

• SMEG kitchen appliances with dishwasher
• Two Daikin reverse-cycle split systems
• 20 mm Caesarstone benchtops
• 3.5 kW solar
• Colorbond roof
• BlueScope TRUECORE steel frame
• Roller blinds
• Flyscreens
• Fencing
• Exposed aggregate driveway
• Landscaping
• 7-star energy rating

For an owner-occupier, the value of that list is that it covers exactly the items that usually become a forced expense after handover: fencing, landscaping, driveway, blinds and screens. SMEG appliances and 20 mm Caesarstone sit at the higher end of specification for a fixed-price package under nine hundred thousand, and 3.5 kW of solar goes straight to the summer electricity bill.

For an investor, the logic is clear: adjoining Doolandella has 0.4% vacancy and a median four-bedroom rent of $728, which against Lot 45 is about 4.2% gross, and a turnkey standard means the home can go to a property manager on handover. But be honest: a single car space and an 8 m² courtyard will come up when tenants choose, especially tenants with two cars — and this project has no rental appraisal, so that 4.2% is our own calculation from an adjoining suburb's median.

Location · Forest Lake

The amenity is not a plan; it was built twenty years ago

Forest Lake Shopping Centre (Coles, Woolworths, ALDI, Kmart)

5 minutesdeveloper's drive times

West Grand Place

2 minutessame

Home Co Richlands

7 minutessame

Richlands railway station

7 minutes' drivebrochure figure; no walking time, no bus routes

Springfield railway station

10 minutes' drivesame

Brisbane CBD

24 minutes' drivebrochure figure; distances of about 35 km and about 18 km both appear

The Lakes Parklands

about 2.5 km of lakeside path

What Woodvale is really selling is the amenity Forest Lake already has, rather than a drawing of a future town centre: Coles, Woolworths, ALDI and Kmart in one centre, and about 2.5 km of path around the lake. Two honest qualifications. First, all of those figures are the developer's drive times and none is independently measured. Second, the sales material contains no bus routes and no walking time to a station. The commute is a car commute — and these homes have one car space, so those two facts belong in the same thought.

The distance figures themselves disagree: The Urban Developer's groundbreaking report of 5 February 2026 placed the project about 35 km south-west of the CBD, while a third-party suburb profile read the same week put Forest Lake about 18 km from the CBD. We do not average them; both are reported, with the brochure's "24 minutes' drive" taken as the developer's figure — a marketing claim, not a timetable.

On schools, separate two things. The brochure lists Grand Avenue State School, Forest Lake State School, Forest Lake State High School and St John's Anglican College among others, with the website putting Grand Avenue at two minutes' drive and St John's at five. A map is not a catchment. Both Grand Avenue State School and Forest Lake State High School operate enrolment management plans, the high school's gazetted 22 August 2025 on an equidistant catchment. No document in the sales material confirms that Woodvale Crescent falls inside any of their catchments. Catchments are set by the Department of Education and change, so a buyer paying for a catchment should take the contract address to the Queensland Government's EdMap and check the year the child actually enrols.

Who it suits · Woodvale Village

Who it suits, and who should think again

It suits a buyer who wants a new home without waiting for the amenity — Forest Lake's supermarkets, parks and schools are all already running, and the equivalent new house in the adjoining suburb costs a step more. It suits a buyer who values specification: SMEG appliances, Caesarstone, Daikin, 3.5 kW of solar, fencing and landscaping all inside the fixed price, with a 25-year structural warranty, 45 years on the Colorbond and 50 on the TRUECORE. It suits a one-car household, or anyone who actively wants a small, low-maintenance yard. And it suits a long-term investor comfortable with a regional basis — 4.2% gross and 0.4% vacancy in the adjoining suburb.

Think again if you need a move-in date — the land is not registered, the webstore says August 2026 registration while coverage says first residents in mid-2027, and the marketing material carries no handover date and no sunset clause. Think again if you have two cars, because both drawn designs are single-garage on tight lots; look at the street before deciding. Think again if you want a yard: the courtyard is 8.05 m² and the outdoor living area 13.08 m². Think again if side light and access matter, since some lots carry zero-lot-line walls with almost no side passage. Think again if holding costs matter, because council rates, any community management levy and the design covenant text are all absent from the file. And think again if you are comparing on area, because the Lily's house area differs between two official documents.

For your own lot's statutory disclosure plan (with retaining walls and easements), its aspect, the contract area, a handover date and sunset clause, or the full current price list and a formal rental appraisal, contact FX Home and we will request them.

FAQ · Woodvale Village

The four questions buyers ask

General information only; not financial, legal or taxation advice. All details are subject to the contract of sale, the building contract and the disclosure documents. Prices and areas come from the webstore screenshots compiled 31 July 2026 (Lots 0030 and 0045), with further homes listed on the developer's website as at 19 August 2026; all are subject to the current price list. The Lily's house area conflicts between the webstore (158.33 m²) and the design booklet (164.48 m²); the contract governs. Lot conditions, retaining walls and easements are from the statutory disclosure plans; inclusions are from the brochure and design sheets. The adjoining-suburb data is from the Doolandella & Heathwood section of Ausbuild's Monthly Market Update, October 2026, whose statistics pages are marked "Doolandella only", information correct to 28 September 2026; population is from the Queensland Government Statistician's Office for the Forest Lake–Ellen Grove statistical area (June 2025 preliminary); the enrolment management plan was gazetted 22 August 2025; builder ratings are company-level figures from ProductReview.com.au as at 19 August 2026. The gross rental yield is our own calculation — an adjoining suburb's median weekly rent over the fixed total, with no holding costs deducted. This project has no rental appraisal.