Unusual Questions to Consider Before Purchasing a Home and Land Package

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07 May 2025

Kongstruction

Often, the concept of a new house is sold by glossy brochures and fanciful representations. But what about the unseen details? Investing in a home and land package is a significant commitment whether you're a first-time buyer or moving to a better area; it merits more than only a look through a sales pitch. Diverse, fast-moving, and full of possibilities, Sydney's real estate market Every chance, however, has hidden hazards—from soil quality to potential rezoning. This blog reveals the strange but important enquiries every buyer should make before signing on the dotted line. Let’s go beyond the brochure.

What Most People Miss When Buying a Home and Land Package

Selecting a home and land package in Sydney is about knowing what is under the surface, not only about finding the ideal floorplan or site. Asking the correct questions early may save you thousands and guarantee your dream home doesn't turn into a future problem from addressing land quality and zoning to concealed expenses and future infrastructure.

Has a Soil Test Been Done—And What Does It Say?

You wouldn’t build a house on quicksand, right? Key elements for deciding the correct foundation are shown by a soil test—also known as a geotechnical report—which indicates the soil type and reactivity. For instance, reactive clay soils, which are prevalent in certain Sydney areas, can swell and shrink with changing weather. Improper management of this might lead to structural problems like cracks.

Why it matters:

Impacts foundation type and construction costs
Influences drainage and landscaping design
Affects long-term durability of your home

Tip: Ask for an engineer’s soil classification (like M, H1, or H2) before committing.

Is the Area Bushfire-Prone? Check the BAL Rating

Bushfire zones are becoming more of a worry as some of Greater Sydney borders wilderness. If your selected land fall within one of these regions, you must evaluate the Bushfire Attack Level (BAL) of your property. The more fire-resistant materials you will need the higher the rating; the greater your construction expenses. BAL levels impact:

Roof and cladding materials
Windows, vents, and eaves
Insurance premiums

Use the NSW RFS Bush Fire Prone Land Tool to check your land's risk level.

Can You Build a Granny Flat on the Block?

Many buyers overlook this until it’s too late. Granny flats are a great long-term plan whether for multigenerational housing or rental income. Not all land, however, is allocated for them. Eligibility will be decided by the minimum land size—usually 450 sqm—and zoning type (R2, R3, etc.). Questions to ask:

Is the zoning compliant with secondary dwellings?
Are there rear access or parking requirements?
Will I need separate meters for utilities?

To be sure, check the NSW Planning Portal or your local council.

Is Future Rezoning or High-Density Development Planned?

Though what will it look like in ten years?, it might seem like a peaceful suburban street now. Your suburb could be drastically changed by future state infrastructure changes or rezoning. Such as:

A quiet area might become a busy high-density corridor
New train lines or freeways may increase traffic (and noise)
Schools, parks, or hospitals could be relocated or expanded

How to find out:

Request a Section 10.7 Planning Certificate from council
Review local development control plans (DCPs)
Search the NSW Planning Rezoning Tracker

Are There Internet and Mobile Blackspots?

A brand-new house without mobile reception? It's more common than you believe. New estates, particularly on the urban outskirts, might not yet be completely covered. You might find yourself battling:

Poor phone signal
Patchy 4G/5G reception
No fibre-to-the-premises (FTTP) NBN access

What to do:

Check the NBN rollout map
Use Telstra/Optus/Vodafone coverage maps
Ask locals or builders about real-world speeds

This should be a deal-breaker if you depend on streaming or work from home.

Is the Site in a Floodplain or Poorly Drained?

Flooding isn't only a concern close to rivers; inadequate rainwater drainage can create problems even on a tiny block. Low-lying locations could need even if the land isn't in a known flood zone:

Raised slab construction
Retaining walls
Drainage upgrades

Ask:

Does the council have a flood study or flood map for this area?
Is the property within a 1-in-100-year flood zone?
Are there easements that limit stormwater design?

Are There Easements, Covenants, or Developer Guidelines?

Many masterplanned communities have specific design rules—some useful, others annoying. Common restrictions:

Minimum home size or setbacks
Landscaping or fencing requirements
Prohibited materials or colour schemes

Also, easements (e.g. drainage or sewer lines) might restrict building locations or extensions. Before you sign:

Review the Certificate of Title and site plan
Ask the developer about design covenant documents
Engage a solicitor to explain any restrictions

What Are the Development Contributions and Site Costs?

Purchasing an affordable home and land package is not only about bricks and mortar. There are extra costs:

Section 7.11 or 7.12 Contributions: Fees councils charge for infrastructure like roads, parks, and community centres
Site Costs: Includes cut-and-fill earthworks, retaining walls, additional piering, etc.

Ask for:

A fixed price contract (if possible)
Itemised list of site works
Clarification on allowances for rock removal or slope

Is There Public Transport, Schools, or Retail Nearby—or Just Promises?

That retail complex or train station down the road? It could be years—or decades—away. Beware of marketing statements such "5 minutes to the future train station" or "proposed school site." Always verify:

Whether approvals have been granted
If funding has been allocated
Actual construction start dates

Visit the site in person—check local facilities and test your commute in real-time.

Who Owns the Land—and How Soon Can You Build?

Some home and land packages include unregistered land, which could push your schedule back by several months. Find out:

Is the land registered and titled, or still under development?
When will you be able to submit a building application?
Is there a sunset clause in the contract?

Request your builder or developer to verify the registration status and suggested start date.

Final Thoughts: Knowledge is Your Best Investment

A new home and land package in Sydney can be one of the greatest decisions you ever make—but only if you look past the surface. These strange but necessary enquiries will enable you to identify concealed dangers, create reasonable budgets, and plan with assurance. At Kongstruction, we are your partners in making wise property decisions, not only builders. From every little detail, we assist you with honesty and knowledge whether your first family home or a long-term investment. Let's construct intelligently. Let's create jointly.