Separate front doors: one duplex, two complete three-bedroom homes
At 14 Sugarloaf Street in Yarrabilba, FRD Homes is building a two-storey duplex on a registered 448 m² lot. The word that matters is complete: each side is a self-contained three-bedroom, two-bathroom home with its own front door, garage, hot water system, solar inverter and ducted air conditioning — not one house partitioned. The WeChat note supplied with the packages states the build is at frame stage with completion anticipated in the fourth quarter of 2026.
$849,900 per side, $1,699,800 for the whole, with the cover marked "SINGLE CONTRACT – SMSF SUITABLE", 2,590 mm ceilings, a Hamptons facade and full turnkey. Two things are worth another ten minutes: the back yard is 16 m²; and this community's biggest piece of amenity — the town centre — is still marked "future" on the plans.
$849,900per side · fixed-price land and build · 3 bed, 2 bath, 1 garage plus a driveway space
Suburb data · Yarrabilba
A greenfield area filling in quickly
A note on basis first: this project's documents carry no Yarrabilba median price, median rent, vacancy rate or rental appraisal, and we hold no builder's market report covering southern Logan, so we are not importing a set of unsourced suburb statistics. What can be verified is the population, the land and the distances.
- Yarrabilba statistical area population (Jun 2025)
- 15,80310,922 in 2021 (preliminary)
- Land
- 448 m²registration complete
- Build area per dwelling
- 171.47 m²2,590 mm ceilings
- Private back yard per dwelling
- 16 m²4 m × 4 m, the planning minimum
- Brisbane CBD
- 45 – 47 kmtwo figures, on the masterplan and the aerial distance plan
- Town centre
- about 1.7 kmnot yet built — see below
- Rental appraisal for this project
- noneno rent figure appears in the packages
That population line describes a genuinely fast-growing greenfield area: nearly five thousand more people in four years. That is good news for long-term demand, and it has another side in the short term — this corridor will keep releasing new homes.
The rent line has to stay empty and be said plainly: the packages contain no rent figure and no rental appraisal, so we are not calculating a yield. That matters more than usual on a duplex, because the investment case here rests entirely on two leases — to model it, you need a formal rental appraisal for each side first.
For sale · 14 Sugarloaf Street
Two mirrored homes on one contract
Prices and areas come from two 11-page fixed-price packages dated 7 July 2026.
| What is sold | Configuration | Build area | Price |
|---|---|---|---|
| Unit 1 (one side of Lot 19) | 3 bed, 2 bath · 1 garage + 1 driveway space | 171.47 m² | $849,900 |
| Unit 2 (the other side) | 3 bed, 2 bath · 1 garage + 1 driveway space | 171.47 m² | $849,900 |
| Whole of Lot 19 (single contract) | 6 bed, 4 bath · 2 garages combined | 351.0 m² | $1,699,800 |
The two sides are mirrored and identically specified: three bedrooms and two bathrooms, with a powder room and laundry downstairs, one living area, a 4.9 × 2.6 m outdoor living space, a 6.0 × 3.2 m garage and one further space on the driveway. The main bedroom has a walk-in robe, an ensuite and a 2.6 × 1.5 m balcony; the second bedroom also has its own walk-in robe, which is uncommon in a three-bedroom product and useful if you are letting it or have teenagers at home.
The cost should be stated up front: the private back yard is 16 m², four metres square. That is enough for an outdoor table, not a lawn. A family that wants a yard should rule this product out — it is a question of scale, not of trade-offs.
Choose aspect and which side first, then compare prices. The two sides are identically priced, so what has to be decided here is not money but orientation: a duplex shares a wall, and the two sides differ entirely in light, afternoon sun, and how many hours of sun that 16 m² yard gets. Which way the main bedroom's 2.6 × 1.5 m balcony faces decides whether it is usable in summer. The packages state no aspect, so ask for a site plan with north marked, and confirm on site which side suits you.
The drawings themselves carry several uncertainties to settle first: they are titled CONCEPT PLANS (revision A, 18 September 2025) and state that they may change for site conditions, the community covenant and design guidelines; the wind rating and soil classification fields are both marked TBC; and the title block still reads "LOT 119 NEW ROAD, 'YARRABILBA'", which does not match Lot 19 at 14 Sugarloaf Street and needs a solicitor's check. There is also an area conflict: the covers say 171.47 m² per side while the plan page prints the whole building at 351.0 m² — 8.06 m² more than twice 171.47 — so confirm which basis the contract uses.
Delivery and contract · FRD Homes
The land is registered and the house is at frame
Start with the most valuable fact here: the land is registered. Among new south-east Queensland releases that removes the uncertain wait for title entirely — and on the supplied WeChat note, the house is already at frame stage.
Land registered
448 m², registration complete. No wait for land registration.
Construction status
The WeChat note supplied with the packages: at frame stage, completion anticipated Q4 2026.
Fixed total price, full turnkey
Exposed aggregate driveway and porch, fencing, turf and landscaping are all in the price.
Warranties
7-star energy rating, 12-month maintenance period, 7-year structural warranty. FRD Homes Pty Ltd, QBCC licence 15046435.
Then there is what has to be obtained before contract. Progress is this project's advantage; the paperwork still has gaps:
A completion date and the sunset clause
"Completion anticipated Q4 2026" comes from the WeChat note. The package PDFs themselves state no completion date and show no sunset clause. Get a written completion date, the extension provisions and the sunset clause.
A draft body corporate budget
The WeChat note says the strata title is created after completion and before settlement, so body corporate levies will apply — and the packages carry no draft budget, no weekly figure, no insurer and no management company. This one is essential.
Street numbers after titling, and the title block address
The drawings say LOT 119 NEW ROAD while the reality is Lot 19 at 14 Sugarloaf Street; each side's street number after titling also needs confirming. Have a solicitor check it.
The area basis in the contract
171.47 m² per side and 351.0 m² for the whole do not reconcile, a difference of 8.06 m².
The engineering parameters
Wind rating and soil classification are both marked TBC on the plans and should be settled before contract, since they are assumptions behind the footing and structural cost.
Rental appraisals for both sides
If you are buying on the duplex investment case, each side needs a formal appraisal.
Holding costs
Council rates, water and insurance are all unpublished.
On "SMSF SUITABLE" on the cover: that is vendor wording, not advice. Whether a self-managed super fund can or should hold an asset like this is a question for a licensed adviser, not a display suite. Queensland transfer duty sits on top of the price.
Turnkey standard · FRD Homes
Turnkey is the standard, not the upgrade
The specification on both sides, as written in the documents:
- Exposed aggregate driveway and porch
- Fencing
- Turf and landscaping
- 20 mm zero-silica stone to kitchen and bathrooms
- 600 mm appliances with dishwasher
- Floor coverings including the outdoor area
- Ceiling fans to bedrooms and living
- Duo Solar Package
- Ducted air conditioning
- 2,590 mm ceilings
For an owner-occupier that list means no second round of fit-out, and the separate hot water system, solar inverter and ducted air conditioning on each side are the real design point of this product — they let the two halves live and be billed entirely separately, rather than the half-divided arrangement that shares plant. A 2,590 mm ceiling is also on the high side for a duplex. Note: neither the solar kilowatt rating nor the air conditioning capacity is stated in the documents, so ask for the specifications before signing.
For an investor, the duplex logic is one denominator and two numerators: two leases, two sets of tenants, and when one side is empty the other is still paying. The additional advantage here is that the land is registered and the build is at frame, so there is far less uncertainty than in a paper project. But be honest: with no rental appraisal, that logic currently has a structure and no numbers, and with no levy figure a net return cannot be worked out at all. Two appraisals plus a body corporate budget are the three documents that turn this from structurally sound into numerically sound.
Location · Yarrabilba
A masterplan between two cities
- Brisbane CBD
- 47 kmcommunity masterplan (marked current as at March 2023); the aerial distance plan says 45 km
- Brisbane Airport
- 54 kmsame masterplan
- Gold Coast
- 56 kmsame masterplan
- Logan Village
- 5 km
- Jimboomba
- 10 km
- Beenleigh
- 18 km
- Coles Yarrabilba
- open since November 2017village centre
- Railway station
- nonethe material names no station and no operating bus service
Read that table together with its blanks. Whether you take 45 or 47 km, the Brisbane commute is a long one, and the material names no railway station and no bus service in operation — the Ridgeline staging plan marks only a "potential future bus stop". A household treating this as a weekday address should drive the morning peak themselves first.
The existing amenity is not nothing: Coles Yarrabilba has been open in the village centre since November 2017. But the thing the marketing pages keep pointing at has not been built — the town centre about 1.7 km away. After Stockland and Supalai took Yarrabilba over from Lendlease in November 2024, their update of 29 January 2026 said the town centre masterplan was complete, site earthworks had started and a subdivision application had been lodged with Economic Development Queensland in 2025, with the development application still in preparation and delivery still "indicative". In other words, that 1.7 km currently walks you to a parcel of land, not to a shopping street. This is the thing to see most clearly about buying here: you are paying ahead of a town centre that has broken ground but has no opening date.
On schools, separate two things. The community masterplan carries primary and secondary school icons and the Ridgeline staging plan marks "School", but the package documents name no school and no catchment. Yarrabilba State School and Yarrabilba State Secondary College both operate enrolment management plans — the primary's catchment is equidistant, the secondary's likewise defined on EdMap — and both restrict out-of-catchment enrolment. Nearby land advertising mentions St Clare's Catholic Primary School, which does not appear in these packages. The sales material cannot establish that 14 Sugarloaf Street falls inside any catchment. Catchments are set by the Department of Education and change, so a buyer with school-age children should wait until the post-titling street number is confirmed and then take the contract address to the Queensland Government's EdMap for the year the child actually enrols.
Who it suits · Ridgeline
Who it suits, and who should think again
It suits an investor who wants two leases on one lot — the separate entries, garages, hot water, solar inverters and air conditioning make this a duplex that genuinely lives and bills separately, and the registered land and frame-stage build carry far less uncertainty than a paper project. It suits a two-generation household: one side lived in, the other for parents or adult children, sharing a wall but not a front door. And it suits a buyer who wants three bedrooms without a yard to maintain, because the yard here is four metres square.
Think again if you want a yard — 16 m² is a hard condition, not a trade-off. Think again if you need a written completion date, because "Q4 2026" comes from a WeChat note and the package PDFs state no completion date and show no sunset clause. Think again if holding costs matter: body corporate levies will apply, and the draft budget, the weekly figure and the management company are all blank. Think again if you commute to Brisbane: 45 to 47 km, with no station and no operating bus service in the material. Think again about paying ahead of the town centre, which has broken ground but whose development application is still in preparation and whose delivery is still "indicative". And think again if drawing certainty matters, because the plans are still titled CONCEPT PLANS, the wind rating and soil classification are TBC, the title block address does not match the lot, and the two area figures differ by 8.06 m².
For the aspect and which side suits you, a draft body corporate budget, a written completion date and sunset clause, the contract's area basis, or formal rental appraisals for both sides, contact FX Home and we will request them.
FAQ · Ridgeline
The four questions buyers ask
If I buy now, when do I get the house?
The good news is progress: the land is registered, and the WeChat note supplied with the packages says the build is at frame stage with completion anticipated in Q4 2026. But the package PDFs themselves state no completion date and show no sunset clause, so a written completion date, the extension provisions and the sunset clause are all pre-contract items.
What rent can I expect?
The packages contain no rent figure and no rental appraisal, so we are not quoting a yield. That matters more than usual here, because the investment case rests entirely on two leases. To model it, get a formal rental appraisal for each side first.
How big is the back yard?
The private back yard is 16 m², four metres by four metres, which is the planning minimum. That is enough for an outdoor table, not a lawn. A family that wants a yard should look at a different product — this is not a trade-off.
The cover says "SMSF SUITABLE" — what does that mean?
It is vendor wording, not advice. Whether a self-managed super fund can or should hold an asset like this involves the fund's trust deed, its borrowing arrangements and its tax treatment, and has to be assessed by a licensed adviser. We draw no conclusion on it here.
General information only; not financial, legal or taxation advice. All details are subject to the contract of sale, the building contract and the community covenant. Prices, areas and inclusions come from two 11-page fixed-price packages dated 7 July 2026 and are subject to the current price list; the drawings are titled CONCEPT PLANS (revision A, 18 September 2025), the wind rating and soil classification are marked TBC, and the title block address does not match the lot; the area differs between the covers (171.47 m² per side) and the plan page (351.0 m² for the whole) by 8.06 m², and the contract governs; the construction status and anticipated completion come from the WeChat note supplied with the packages and are not contract dates; the town centre progress is Stockland and Supalai's update of 29 January 2026, with delivery stated as "indicative"; the community masterplan is marked current as at March 2023; population is from the Queensland Government Statistician's Office for the Yarrabilba statistical area (June 2025 preliminary). This project has no rental appraisal, so no yield has been calculated; body corporate levies will apply but no amount is published.
