Last updated 6 October 2026. Written by the REIN Editorial Team. Researched with the help of AI tools, then fact-checked against the sources below.
Reviewed by Scott Fraser, founder of REIN, licensed real estate agent (NSW) with 10 years on the developer side of house and land.
Quick Answer: What Is a Turnkey House and Land Package?
A turnkey house and land package is a new home sold as finished and ready to live in or rent out: the builder’s price is meant to include the extras a basic build leaves out, such as flooring, driveway, fencing, landscaping, window coverings and site costs. “Turnkey” is a sales description, not a legal standard. What you actually get is whatever the inclusions list and building contract say, so two “turnkey” packages can include very different things. Read the inclusions line by line, check for prime cost items and provisional sums, and confirm the contract is fixed price before you sign.
Been shown a turnkey package? Get it checked before you sign. We’ll show you what’s included, what isn’t, and the builder commission inside the price.
What Does Turnkey Mean in House and Land?
Most house and land packages are two contracts: one to buy the land and one with the builder to build the home. Read how house and land packages work for the full process.
A “base” or “non-turnkey” build price often covers the house itself and little else. Items like the driveway, fencing, floor coverings or landscaping can be extra, either as upgrades or as work you organise yourself after handover. A turnkey package bundles those items into the builder’s price so the home is ready for a tenant at handover.
What’s Usually Included in a Turnkey Package?
Inclusions vary by builder, state and estate, so treat this as a checklist of things to look for, not a promise of what you’ll get:
- Site costs (earthworks, retaining and connections), or a stated allowance for them
- Floor coverings throughout
- Driveway and paths
- Fencing
- Front and back landscaping, letterbox and clothesline
- Window coverings
- Kitchen appliances
- Heating and cooling
- Light fittings
- Final clean and handover
If an item isn’t written in the inclusions list or the contract, assume it isn’t included.
What Turnkey Packages Often Leave Out
- The land costs. Stamp duty on the land, conveyancing and settlement costs sit outside the build price.
- Allowances that can rise. Prime cost items and provisional sums are estimates, and the QBCC says any increase above the allowance is an extra cost to the owner.
- Developer or estate requirements. Some estates have design rules for fencing, landscaping or facades that cost more than the standard inclusion.
- Upgrades shown in the display home or brochure. Photos often show upgraded finishes. Check what the price actually covers.
Prime Cost Items and Provisional Sums: The Main Risk in a “Fixed” Price
A turnkey price can look fixed while still containing estimates. The QBCC explains the two types:
- Prime cost (PC) items are fixtures and fittings you select after the contract is signed, such as kitchen and bathroom fixtures, carpet or tiles. If your selection costs more than the allowance, you pay the difference.
- Provisional sums (PS) are estimates of the cost of particular work. If the work costs more, the QBCC says the increase is an additional cost to the owner. If it costs less, you should receive a credit.
Site costs are a common provisional sum on new builds. Ask the builder to fix them after a soil test and survey, or at least show how the allowance was worked out.
Fixed Price vs Cost Plus
Check that your building contract is fixed price. The QBCC warns that final costs under cost plus contracts are often 50% to 100% higher than owners expected, and that Queensland’s home warranty scheme doesn’t cover non-completion on cost plus contracts. See home warranty insurance and what happens if your builder goes bust.
Turnkey vs Base-Price vs Custom Build
Turnkey house and land
A package price that’s meant to include everything needed to rent the home at handover. You still carry construction risk until handover, and the result depends on the inclusions list.
Base-price house and land
A lower headline price, with items like flooring, driveway and landscaping either added as upgrades or completed after handover. Easier to compare the core build, but the total cost can be higher than it first looks.
Custom build
You choose your own builder and design. More control, more decisions and more responsibility for managing variations and costs.
Are Turnkey House and Land Packages a Good Investment?
That depends on the price you pay, the location and the builder, not on the word “turnkey”. A turnkey package saves time and avoids managing trades after handover. It doesn’t guarantee the price is fair. Packages sold to investors can include builder or marketer commissions that are built into the price. Read our balanced guide: are house and land packages a good investment?
What to Check Before You Sign a Turnkey Package
- Get the full inclusions list and match it to the contract, item by item.
- List every PC item and provisional sum and ask what’s likely to change.
- Confirm the contract is fixed price and that site costs are fixed or properly estimated.
- Check the builder’s licence and reviews. Start with our house and land builder reviews.
- Check the home warranty insurance certificate before you pay a deposit.
- Ask who’s being paid. If someone other than the builder introduced the package, ask how they’re paid and how much.
- Plan the inspections. Use stage inspections and a practical completion inspection at handover.
Common Questions About Turnkey House and Land Packages
What does turnkey mean in a house and land package?
It means the package is sold as complete and ready to occupy, with extras like flooring, driveway, fencing and landscaping included in the price. It isn’t a legal standard, so the inclusions list and contract decide what you get.
What is the difference between turnkey and non-turnkey?
A non-turnkey (or base-price) build covers the house but leaves some finishing items out, so you pay for them as upgrades or arrange them after handover. A turnkey package includes them in the builder’s price.
Are turnkey house and land packages fixed price?
Check the contract. Even a fixed-price building contract can contain prime cost items and provisional sums that rise if actual costs are higher. Check every allowance in the contract.
Do turnkey packages include window coverings and landscaping?
Often, but not always. It depends on the builder and the package. If it isn’t written in the inclusions list, assume it isn’t included.
Can someone check a turnkey package before I sign?
Yes. REIN reviews house and land packages before you sign, including the inclusions, the contract allowances and the builder commission built into the price. Book a free review.
Been Shown a Turnkey Package? Get It Checked First.
Turnkey makes buying simpler. It doesn’t make the price right. Builder commissions can run into tens of thousands of dollars, and they’re usually built into the package price. We’re buyer-only: we check the package, rebate 100% of the commission to you, and a REIN service fee applies.
GET MY PACKAGE CHECKED or call 1300 446 445.
Sources
- QBCC – Guidance statement: prime cost and provisional sum items (PDF) (accessed 6 October 2026)
- QBCC – Contracts and agreement types (accessed 6 October 2026)
Disclaimer: This material is general information only and does not take your personal circumstances into account. It is not financial, legal, or tax advice. While we try to keep content accurate and current, we make no warranties as to accuracy or completeness and accept no liability for any loss arising from reliance, to the fullest extent permitted by law. You should seek your own independent professional advice.