House and land packages are one of the most common ways first home buyers in NSW get into the market. A new home can qualify for the First Home Owner Grant, stamp duty savings can be significant, and you get a brand-new home with builder warranties.
But not every package is a good buy. This guide covers how house and land packages work in NSW, where buyers are looking, and what to check before you sign.
How house and land packages work in NSW
A house and land package usually involves two contracts:
- a land contract with the developer, to buy a registered (or soon-to-be-registered) block, and
- a building contract with a builder, to construct the home on that block.
In most cases, stamp duty is only payable on the land, not the build. The loan is usually a construction loan, paid out to the builder in stages as work progresses.
Some packages are “turnkey”, meaning ready to move in, with landscaping, fencing and a driveway included. Others leave those items, and sometimes site costs, as extras.
Grants and savings for first home buyers in NSW
As at October 2026, eligible first home buyers in NSW may be able to access:
- First Home Owner Grant: $10,000 for a house and land package valued up to $750,000 (land and build combined).
- Stamp duty: under the First Home Buyers Assistance Scheme, vacant land is exempt from transfer duty up to $350,000, with a concession up to $450,000.
- 5% Deposit Scheme: the federal scheme lets eligible buyers purchase with a 5% deposit and no lenders mortgage insurance, subject to price caps.
Eligibility rules apply, and thresholds change. Check Revenue NSW and Housing Australia before you sign. Our first home buyer guide covers the schemes in more detail.
Where to find house and land packages in NSW
Most new land in NSW is in a few growth areas. Each suits different budgets and lifestyles.
North West Sydney
Suburbs such as Box Hill, Marsden Park, Riverstone and Vineyard are close to the Sydney Metro Northwest and the Norwest business park. Prices are higher than in other growth areas, but so is access to jobs and transport.
South West Sydney
Leppington, Austral, Oran Park and surrounding suburbs are being shaped by the new Western Sydney International Airport and the Aerotropolis. There’s a large supply of new land, which keeps prices more accessible but can also slow growth while estates fill up.
Hunter and Newcastle
Estates around Maitland, Cessnock and Lake Macquarie offer lower entry prices and a regional lifestyle, with Newcastle’s jobs market nearby.
Central Coast
The Central Coast offers coastal living within commuting distance of Sydney, though new land is more limited than in Western Sydney.
Many NSW buyers also look interstate. Queensland estates such as Greenbank, Yarrabilba and Ripley often have lower price points. See our current house and land packages.
What to check before you sign
The estate
- How many lots are still to be released? Heavy supply can hold prices back.
- Are the promised schools, shops and transport funded and scheduled, or just planned?
- Are there design guidelines or covenants that add cost?
The builder
- Check their licence with NSW Fair Trading and their home warranty insurance.
- Look at recent builds, reviews and build times.
- Check the builder’s financial stability. Builder collapses have left buyers with half-finished homes.
The inclusions and the real price
Get a full list of inclusions and check for:
- site costs (excavation, retaining walls, rock removal)
- driveways, fencing, landscaping and letterbox
- floor coverings, window coverings and air conditioning
- BASIX and council requirements
Two packages with the same advertised price can end up tens of thousands of dollars apart once these are added.
Value for money
Compare the total price with recent sales of similar new homes in the same estate and in nearby established suburbs. If a package costs much more than a comparable completed home, you’re paying a premium that may take years to recover.
How we help
We help first home buyers compare packages across estates and builders, check the real cost and the value, and negotiate before you sign. We also coordinate your finance and conveyancing, so the land and building contracts line up.
If you’re weighing up a house and land package, book a free strategy call.
House and land package FAQs
Do I pay stamp duty on a house and land package?
Usually only on the land, because the house is built under a separate contract. Eligible first home buyers in NSW may pay no duty on land up to the scheme thresholds.
Can I get the First Home Owner Grant on a house and land package?
Yes, if you’re eligible and the combined land and build value is under the NSW cap ($750,000 as at October 2026). The grant is usually paid at the first progress payment.
How long does a house and land build take?
It depends on the builder and the estate. Allow for the land to register, then typically 8 to 12 months or more for construction.
General information only. This article doesn’t consider your personal circumstances and isn’t financial, legal or tax advice. Grants and thresholds change, so check the official sources and seek independent professional advice before buying.
