Quick answer: Stockland Aura in Caloundra South is planned for about 20,000 homes and 50,000 people over 30–40 years. On 7 October 2026 Stockland listed 12 land lots, the first nine from $725,000 to $875,000. The display village at 1 Tucker Street, Bells Creek has 34 homes from 21 builders, and a funded rail line with a Bells Creek station is in pre-construction.
Aura at a Glance
Disclosure: REIN has no commercial relationship with the developer of this estate or any builder named on this page, and receives no commission from them. Details come from the developer’s website and government sources, as at 7 October 2026. Prices and availability change often, so check the source before relying on them.
| Item | Detail |
|---|---|
| Developer | Stockland (Aura) |
| Planning | Caloundra South Priority Development Area, about 20,000 dwellings (EDQ); council says up to 50,000 residents over 30 to 40 years (Sunshine Coast Council) |
| Land listed 7 Oct 2026 | 12 lots; first nine from $725,000 to $875,000 across Gagalba, Rivus (Banya) and The Avenues (Nirimba) (Stockland listings) |
| Display village | 1 Tucker Street, Bells Creek; 34 homes by 21 builders; Monday–Sunday 10am–5pm (display village) |
| Town centre | Stage one about 16,000m² with Woolworths and ALDI, opening late 2027 per Stockland (Stockland) |
Land Prices
Stockland’s land listings on 7 October 2026 started at $725,000 in Gagalba, with The Avenues lots in Nirimba at $852,000 to $873,000 (Stockland). Lot sizes weren’t shown in the listing summary, so ask for the lot plan and compare price per square metre with other Aura releases and with resales nearby.
Looking at Aura?
Send us the package. We’ll check the land price per square metre, the build price, any commission and the overlays.
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Rail, Schools and Shops
- Rail: The Wave Stage 1 is 19km of heavy rail from Beerwah to Caloundra, with a station at Bells Creek. It is jointly funded at $5.5 billion, with major construction expected from early 2027, subject to federal environmental approvals. No opening date has been published (TMR).
- Schools: A new Caloundra South state primary school in Banya is under construction for Term 1 2028 (Department of Education). Stockland lists Baringa and Nirimba state primary schools, Baringa State Secondary College and Notre Dame College as existing.
- Shops: Stockland lists the Baringa retail precinct with an IGA now, and the Aura Town Centre for late 2027 (Stockland).
Supply: Australia’s Largest Masterplan
Stockland calls Aura “Australia’s largest masterplanned community” (Stockland). With about 20,000 dwellings planned over decades, new homes will keep competing with yours for tenants and buyers. That isn’t a reason to avoid it, but it is a reason to pay a fair price and choose a lot and design that will still stand out in ten years.
Flood Check
Run the lot through Sunshine Coast Council’s flood mapping products (Sunshine Coast Council) and get an insurance quote before you sign.
The 2027 Tax Change
Under tax changes that are now law, from 1 July 2027 negative gearing on residential property is generally limited to new builds. Properties held at 7:30pm AEST on 12 May 2026 keep their existing treatment, and the 50% capital gains discount is being replaced with indexation and a minimum tax (ATO).
A new house and land package bought from 1 July 2027 can qualify as a new build. The catch is resale: the Government’s explainer says later buyers of that property won’t get negative gearing (Budget 2026–27 tax explainer). That may shrink the pool of investors who will buy it from you, so buy for rent and long-term value, not the tax treatment alone. More in our guide to negative gearing on new builds.
Questions to Ask
- What is the land price and the build price, separately, and what are similar titled lots in this estate selling for right now?
- Has the land titled? If not, what is the expected title date, and what happens to my deposit and loan approval if it slips?
- What exactly is included in the build price: site costs, driveway, fencing, landscaping, window coverings, flooring?
- Is any commission or marketing fee built into this package, and who is paying it?
- What does the council flood and bushfire mapping show for this exact lot?
- What do comparable homes in this estate rent for, and how many are listed for rent right now?
- Is the builder’s QBCC licence current, and will home warranty insurance be in place before work starts?
How REIN Helps
REIN acts only for buyers of new house and land packages. We check the price, the contract and any commission built in before you sign.
REIN charges a service fee for our work, agreed in writing before you start. Where REIN receives a builder or developer commission on your purchase, we disclose it and rebate 100% (excluding GST) of it to you. The rebate typically covers the fee and more.
Common Questions
Where is Stockland Aura?
In Caloundra South on the southern Sunshine Coast, across suburbs including Baringa, Nirimba, Banya, Gagalba and Bells Creek.
How much is land at Aura?
On 7 October 2026 Stockland listed 12 land lots, with the first nine ranging from $725,000 to $875,000.
Where is the Aura display village?
1 Tucker Street, Bells Creek, open Monday to Sunday 10am–5pm, with 34 homes by 21 builders.
Will Aura have a train station?
The Wave Stage 1 includes a station at Bells Creek. Major construction is expected from early 2027, subject to approvals, with no opening date published.
How big is Aura?
EDQ plans the Caloundra South PDA for about 20,000 dwellings, and council says up to 50,000 residents.
Before you sign anything…
Send us the package. We’ll check the price, any commission built into it and the contract terms, and tell you straight whether it stacks up. Free, no obligation.
GET MY PACKAGE CHECKED → or call 1300 446 445
Written by the REIN Editorial Team. Researched with the help of AI tools, then fact-checked against the sources below. Last updated 7 October 2026.
Reviewed by Scott Fraser, founder of REIN, licensed real estate agent (NSW) with 10 years on the developer side of house and land.
Sources
- Stockland: Aura, accessed 7 October 2026
- Stockland: Aura land listings, accessed 7 October 2026
- Stockland: Aura display village, accessed 7 October 2026
- Stockland: Aura Town Centre, accessed 7 October 2026
- EDQ: Caloundra South PDA, accessed 7 October 2026
- Sunshine Coast Council: Caloundra South, accessed 7 October 2026
- Department of Education: Caloundra South school, accessed 7 October 2026
- TMR: The Wave Stages 1 and 2, accessed 7 October 2026
- Sunshine Coast Council: Flood mapping, accessed 7 October 2026
- ATO: Negative gearing and CGT reform, accessed 7 October 2026
- Budget 2026–27 tax explainer, accessed 7 October 2026
About this article: This article is published by Real Estate Investors Network Pty Ltd (REIN). Statements of opinion are ours. If you believe anything in this article is inaccurate or out of date, please call us on 1300 446 445 and we will review it and correct it promptly. This is general information only. It does not take into account your objectives, financial situation or needs, and is not financial, credit, legal or tax advice. Rules differ between states and change over time. Consider seeking independent advice from a licensed professional before acting. A REIN service fee applies to our services, and where REIN receives a builder or developer commission in connection with a client’s purchase, it discloses and rebates 100% (excluding GST) of that commission to the client under its written service agreement.