First Home Buyers What You Should Know and Ask About

If you’re a first home buyer in Queensland—whether you’re looking in Brisbane, Ipswich, or the Gold Coast—we’ll guide you step-by-step from first chat to keys. Buying your first home is exciting (and a little daunting), so at The Markon Group (Homes by Markon) we keep it simple, use plain English, and design a home that fits your life—not a cookie-cutter plan. We’re “Approachable, Friendly, Family Builders that Care.”

Use this guide as your roadmap: what to bring, what to ask, how finance and grants work in Queensland, how a custom build unfolds, and how we partner with you every step of the way.

Your First Meeting With Us (as a First Home Buyer in Queensland)

What to bring

To make our first conversation productive (and stress-free), bring:

A snapshot of your income and savings (bank statements or summaries are fine)
Any borrowing pre-approval (if you have it)
Land details (if known): address, lot/plan, covenant/estate brochure
A simple needs vs nice-to-have list (bedrooms, study/media room, storage, outdoor living, accessibility needs, pets, EV charging, etc.)
A rough timeline (when you’d like to start and move in)

What we’ll ask (to identify your goals)

Budget range (including a sensible contingency for siteworks and selections)
Must-haves vs would-likes (kitchen layout, ensuite, storage, energy performance, acoustics)
Lifestyle (work from home, kids now or soon, multi-gen living, hobbies, entertaining)
Location (suburbs/estates or if you’re still looking for land)
Timeframe and expectations around build start/finish

What you should ask us

Process & timelines: how we move from ideas to handover, and typical durations
Who’s my point of contact? clear communication cadence and update milestones
Inclusions, Prime Cost/Provisional Sum items & site costs: what’s fixed, what’s provisional, and how we reduce surprises
Warranties & cover: statutory warranty, QBCC insurance context, and our defect process
Variations: how changes are handled, priced, and approved
Approvals: who deals with certifiers, engineering, energy reports, and council

Expected outcomes from Meeting One

Clarity on your goals, budget parameters, and next steps
An early fit-for-budget pathway—how we’ll shape design, specifications, and allowances to suit your target spend
A realistic timeline for pre-construction and build

First Home Buyer Grants in Queensland (2025) — Finance, Deposits & Low-Deposit Construction Loans

This section explains first home buyer grants in Queensland, how low deposit construction loans work, and when a shared equity scheme might help. Always check current criteria—programs change.

How construction loans and progress payments work

With a construction loan, your lender releases funds in stages (commonly slab, frame, lock-up, fit-out, completion). You usually pay interest only on the amount drawn at each stage, which helps cash flow during the build. Your lender will also advise on valuation points, insurance, and documentation (contracts, plans, specifications) required before each draw.

Typical deposit pathways

Savings (often 5–20% of the total package, depending on product and scheme)
Guarantor options (secured by a family member’s equity)
Government support (grants/guarantees that reduce deposit or help with upfront costs; availability and caps apply)

Key government support (high-level overview)

We’ll help you navigate eligibility with your lender or broker.

ProgramWho it helpsTypical benefit1–2 watch-outsFirst Home Owner Grant (QLD)First-time buyers of new homesOne-off grant to support buying/building a new home (value thresholds and timing apply)Grant amounts and end dates can change; check eligibility and contract dates.First-Home Buyer Transfer Duty Concessions (QLD)First-home buyers of eligible propertyReduced or nil transfer duty for qualifying purchasesOccupancy, value thresholds and contract dates apply; confirm with your conveyancer.Home Guarantee Scheme (First Home/Regional/Family)Eligible buyers; includes single parents/guardians and regional buyersGovernment guarantee that can enable a low deposit with no Lenders Mortgage InsurancePrice caps, income limits and place availability apply; lender participation required.Shared Equity (where available)Eligible lower-to-middle incomesGovernment/partner takes an agreed equity share to reduce upfront costRules on future sale/refinance and occupancy apply; not available in all areas.

Important: We don’t provide financial advice. Confirm current criteria, price caps and availability with your lender/broker and the relevant government agencies.

Our Custom Design Process (vs Cookie-Cutter)

We don’t force your life into a pre-set box. We design around you—and we’re transparent about costs so you can prioritise what matters most.

1) Discovery & brief

We start with your lifestyle, block (or target suburbs), budget, and future-proofing: power and data planning, EV readiness, solar/battery pathways, storage needs, acoustic comfort, and accessibility options. Good briefing keeps the budget disciplined while protecting what you value.

2) Concept design & value engineering

We test layouts and massing against your budget. Smart tweaks—siting for breezes and sun, efficient spans, plumbing clusters, and envelope simplification—can free funds for the kitchen, bathrooms, or energy upgrades you’ll actually feel every day.

3) Selections & specifications

Together we shape an inclusion set that suits your budget and taste: joinery, benchtops, appliances, tapware, glazing, insulation, and acoustic/thermal features. We’ll clearly identify Prime Cost items (where the exact product/brand isn’t locked yet) and Provisional Sums for site-dependent items—so you’re never guessing what’s covered.

4) Approvals & documentation

We coordinate engineering, energy reports, certification, and a compliant QBCC contract pack. You’ll see drawings, specifications, and schedules before signing, and we’ll explain each document in plain English.

5) Siteworks & contingencies

Soil tests, retaining, services connections, and stormwater can shift costs. We make realistic allowances up front and explain any risks (for example, rock excavation on steep or rocky sites) so you’re not surprised later.

Land Selection & Due Diligence (If You Haven’t Bought Yet)

The right block can save you thousands in build costs. Before you sign:

Slope & access: steeper blocks can mean more retaining and siteworks
Easements & setbacks: impact buildable width and layout
Flood/fire zones & overlays: affect design, materials, approvals, and insurance
Soil classification: drives footing design and cost
Services access: sewer, water, power, NBN—distance and side of street matter

Bring us in early. A quick due-diligence chat can flag risks and help you compare blocks apples-to-apples. Small differences (like sewer depth or an easement location) can have big cost impacts.

Build Timeline at a Glance

Timeframes vary with design complexity, approvals, and weather, but a typical custom home journey looks like this:

Discovery & concept (2–6 weeks): brief, sketch options, budget alignment
Design development (3–8 weeks): detailed plans, selections, inclusions
Approvals & contract (4–10 weeks): engineering, energy, certification, QBCC contract
Site start: site establishment, slab/footings
Frame
Lock-up (windows/doors, roof)
Fix-out (kitchen, bathrooms, electrical/lighting, painting)
Practical completion & handover

Throughout, we’ll communicate milestones, confirm variations in writing, and share realistic timeframes—no sugar-coating.

What First-Home Buyers Should Always Ask Any Builder

Use this checklist in your meetings (with us or anyone):

Pricing transparency: fixed price vs allowances; what’s included/excluded
Prime Cost / Provisional Sum items: what they are, the amounts allowed, and how overages are handled
Site costs: what’s assumed (soil class, retaining, rock, services)
Escalation clauses: how material/labour price changes are treated
Inclusions: electrical plan (power points, data, EV), insulation, glazing, heating/cooling
Upgrades: clear pathways and pricing before contract (no surprises later)
Approvals: who manages certifier, engineering, energy, council conditions
Timeline realism: current trade lead times and supply risks
Warranty & defects: process, timeframes, QBCC context, who you call for what
Insurances & licences: QBCC licence details, site insurances
Variations: how they’re priced, approved, and documented

Red flags to watch for

Vague or missing site cost assumptions
Unrealistic “too-good-to-be-true” timeframes
Resistance to list inclusions in writing
No clarity on PC/PS items
Pressure to sign before you’ve seen proper documentation

Helpful Extras

Bring to Your First Meeting — Mini-Checklist

Savings snapshot + income summary
Any pre-approval letter
Land details (or estate shortlist)
Needs vs nice-to-have list
Photos of homes/rooms you like (kitchen, façade, bathrooms)
Questions you want answered (print this guide and tick them off)

Myths vs Reality

Myth: “The display home price = my final price.”
Reality: Display homes often include upgrades; we specify exactly what’s included.
Myth: “Site costs are the same everywhere.”
Reality: Soil, slope, retaining, and services vary by block—allowances should match the site.
Myth: “A bigger footprint always costs more.”
Reality: Sometimes smarter spans, roof forms, and wet-area locations trim costs without shrinking rooms.
Myth: “All builders handle approvals the same way.”
Reality: Processes differ. Ask who does what, and when you’ll see each document.

FAQs for Queensland First-Home Buyers

1) How much deposit do I need to build?
With certain guarantees, some buyers can start with a low deposit (subject to income, price caps and lender approval). Without guarantees, lenders often look for 10–20% plus costs. We’ll work with your broker/lender to map a realistic plan.

2) How do progress payments work during construction?
Your lender pays in stages (for example: slab, frame, lock-up, fit-out, completion). You usually pay interest only on funds drawn at each stage. We supply the documentation your lender needs before each draw.

3) Can I combine a Queensland grant with a Home Guarantee Scheme place?
Often yes, if you meet both sets of rules and your lender approves. The grant generally supports new homes; the guarantees may reduce deposit and avoid Lenders Mortgage Insurance. Your broker will confirm how they interact in your scenario.

4) Do first-home buyers still pay transfer duty in Queensland?
Concessions may apply to eligible first-home buyers, and settings can change over time. Always confirm the current rules, thresholds and contract date requirements with your conveyancer.

5) I haven’t found land. Can you still help?
Absolutely. We’ll review short-listed blocks for site cost risks (slope, soil, retaining, services). Early builder input can save money and time.

6) What if the block needs retaining or has rock?
We plan realistic allowances up front and explain options to manage costs (engineering solutions, re-siting, or design adjustments).

7) How long does a custom build take?
Pre-construction typically runs a few months (design, approvals, contract). Construction varies by design and season; we’ll give a site-specific timeline and keep you updated.

8) Can I change selections after we sign?
Yes—through a variation. We’ll price and document changes so you can make informed decisions about cost and time impacts.

9) Will my home be energy-efficient?
We design to current standards and offer upgrade pathways (insulation, glazing, shading, solar + battery readiness, efficient HVAC). We’ll explain what’s included and what’s optional.

10) Is a shared equity scheme right for me?
It can lower your upfront cost, but you’ll share future equity with the program and need to meet ongoing rules. Always confirm the current status, caps, and obligations with your lender/adviser.

Why The Markon Group Is a Strong Partner for First-Home Buyers

Custom, not cookie-cutter. Your brief drives the design—room sizes, storage, kitchen workflow, media spaces, and outdoor living tailored to how you live.
Transparent numbers. We spell out inclusions, Prime Cost/Provisional Sum items, and site costs before you sign—no mystery allowances.
Clear communication. A single, accountable point of contact. Regular updates at key milestones. Variations priced and approved in writing.
Quality trades and suppliers. We’re selective about who works on our jobs—and it shows in the finish.
Practical guidance. From grant timing to lender documentation and certifier requirements, we help you move smoothly from concept to keys.
Warranty support. You’ll know exactly how to reach us for defects and warranty items. We stand behind our work.

Social proof matters—and while we won’t list private details here, our team’s track record across Brisbane, Ipswich, and the Gold Coast shows in repeat referrals and word-of-mouth. We’re here for the long term.

Putting It All Together: The First Home Buyer Game Plan

Start the conversation. Bring your snapshot and wish list; we’ll map a fit-for-budget pathway.
Lock your finance strategy. With your broker or lender, confirm deposit options, any low-deposit guarantee place, and whether Queensland grants and concessions apply to your plan.
Co-design your home. Iterate concepts, selections, and allowances until function, aesthetics, and budget are aligned.
Document and approve. Engineering, energy, certification, and a clear QBCC contract pack.
Build with confidence. Transparent updates and quality delivery to handover.

Important Disclaimer

This article provides general information only for Queensland first-home buyers as at August 2025. Government programs (grants, guarantees, concessions) change—always confirm current criteria and your eligibility with your lender/broker, conveyancer, and relevant government agencies. We do not provide financial advice.

Ready to Start?

Ready to build your first home in Queensland? Chat with your custom home builder in Brisbane, Ipswich or the Gold Coast—The Markon Group (Homes by Markon). Book a no-pressure first chat and we’ll bring a step-by-step path from dream to driveway.

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