Building in Lilywood: Builders, Costs & What to Know
About Lilywood
Lilywood is the first suburb within Waraba and is home to Lilywood Landings, a Lennium Group community on Caboolture River Road. Residents are moving in, new stages continue to be delivered and current land and house-and-land opportunities are advertised through Lilywood Landings.
The Master Builders Queensland Display Village formally opened in March 2026 and currently showcases 31 home designs from 18 builders.
Local Area Snapshot
Distance to Brisbane CBD
Approximately 60 km, or 50–65 minutes via the Bruce Highway.
Distance to Caboolture
Approximately 6–8 km, around 10–12 minutes by car.
Public Transport
Caboolture Station (Sunshine Coast line) is approximately 8 km away. Bus connections to the station are improving.
Shopping
Morayfield Shopping Centre and Caboolture Square are within 10–15 km. The planned Waraba future city centre will eventually provide retail within walking or cycling distance.
Schools
The Waraba masterplan includes multiple school sites for progressive delivery. Nearby existing schools include Morayfield State School, Caboolture State School and Morayfield State High School.
Parks & Recreation
Lilywood Landings is positioned adjacent to the Caboolture River corridor, providing natural bushland and waterway backdrop. The community masterplan includes multiple neighbourhood parks and an active travel network.
Why Buyers Choose Lilywood
Early Waraba Community
Lilywood Landings is one of the first residential communities taking shape in Waraba. Buyers should assess the current infrastructure, future masterplan and delivery timeframes separately rather than relying on assumptions about future property growth.
Display Village Partnership
The Lilywood Landings display village is run in partnership with Master Builders Queensland and currently showcases 31 home designs from 18 builders.
Riverside Setting
Lilywood's position at the gateway to Waraba gives it access to the Caboolture River corridor, providing a natural bushland and waterway backdrop that distinguishes it from flat, treeless estates in other parts of SEQ.
Current Land & Housing Options
Lilywood Landings currently advertises land, terraces and house-and-land options across active releases. Prices and availability change, so check the current developer listings before budgeting.
What Does It Cost to Build?
Rather than publishing price figures that quickly become outdated, we explain what influences the cost of building in Lilywood. Contact the developer or land sales office for current land pricing and availability, and use Compare My Build to compare builders on inclusions, warranties and specifications.
Land Availability
- Current stage releases and developer promotions
- Lot size, frontage and orientation
- Proximity to parks, schools and transport
- Developer pricing strategies that change between stages
Building Costs
- Builder selection and pricing structure
- Home design, size and complexity
- Standard inclusions vs upgrades
- Site conditions and soil classification
- Engineering requirements
Site Costs
- Soil classification (reactive clay may require raft slabs)
- Retaining walls for sloping blocks
- Stormwater and drainage connections
- Easements and service connections
- Developer requirements and design guidelines
Practical Buyer Advice
Compare multiple builders before signing — not just on price, but on inclusions and warranties
Request a site-specific fixed price quote for your exact lot
Check estate design guidelines before choosing a home design
Commission a geotechnical (soil) report before finalising your budget
Ask your builder to break down site costs in writing
Confirm whether your contract is fixed price or includes provisional sums
Important
Advertised base prices and package prices rarely include realistic site costs. Always request a site-specific quote based on your actual lot before signing a building contract. Contact the Lilywood land sales office for current land pricing and availability.
Before You Buy Land
Soil Classifications
The Waraba-Caboolture area has variable soil conditions. Clay-rich profiles capable of returning H1 or H2 classifications are possible. A geotechnical report is recommended, and you should ask your builder about soil conditions in your specific stage.
Retaining Walls
Some Lilywood Landings lots are adjacent to drainage corridors or gentle slopes. Where cross-falls are significant, retaining walls will be required at additional cost.
Easements
As a new estate with new servicing infrastructure, stormwater, sewer and access easements are common. Review your survey plan carefully and confirm with your builder that building placement complies.
Lennium Group Design Guidelines
Design guidelines cover feature façade materials (brick, render, Hebel or timber cladding), colour palette restrictions, landscaping plan submission, concrete or paved driveway, and fencing design requirements.
Engineering Requirements
Lilywood Landings has specific engineering and servicing requirements set by Lennium Group. Ensure your builder is familiar with these standards and that any required civil works are included in your contract.
Homes That Suit This Estate
Contemporary Queensland Style
Designs with wide eaves, large windows, natural material accents and strong indoor-outdoor flow are popular — reflecting the estate's nature-adjacent setting.
Single Storey Family Homes
4-bedroom, 2-bathroom, 2-garage single-storey homes dominate, with open-plan living, alfresco and master suite with ensuite and walk-in wardrobe.
Double Storey Designs
Gaining traction as the estate matures, particularly on narrower lots or for buyers wanting home offices or additional living spaces upstairs.
Small Lot and Narrow Lot Homes
Current releases include a range of lot sizes and frontages. Check the actual dimensions of your lot, then confirm which builders have a compliant design for that frontage.
Questions to Ask Your Builder
Questions to Ask
Soil Classification
What soil classification do you expect for my lot, and what slab type will be required?
Site Cost Allowance
What is your site cost allowance, and how are variations above this handled?
Fixed Price
Is your price a genuinely fixed price, or does it include provisional sums or prime cost items?
Standard Inclusions
Can I have a complete written inclusions list before signing?
Lennium Group Design Review
Do you manage the Lennium Group design review, and what is the typical timeline?
Timeframes
What is your current estimated start date and build duration?
Warranty
What structural warranty do you offer beyond the statutory minimum?
Energy Efficiency
What energy-efficiency standard and assessment pathway applies to my home, and what NatHERS rating or whole-of-home outcome does the design achieve?
Builder Red Flags
Watch For
Lots of Provisional Sums
Multiple PS or PC items in the contract are budget gaps you'll pay to fill — each one a potential cost blowout.
Site Costs Not Explained
If a builder won't break down site costs for your specific lot, expect a large variation after you sign.
No Detailed Inclusions List
If you can't get a full written inclusions list before signing, you don't know what you're actually paying for.
Upgrade Pricing Not Provided
If upgrade costs aren't documented upfront, you'll be choosing blind — and paying retail rates later.
“We’ll Work That Out Later”
Any builder who deflects important questions with this phrase is avoiding a commitment — walk away.
Soil Classification Ignored
If a builder won't discuss soil class or slab type before contract, they're not pricing your slab realistically.
Engineering Not Discussed
No mention of engineering requirements or retaining walls means those costs will surface as variations.
Unrealistically Cheap Base Price
A price significantly below competitors usually means essential items are excluded or will be charged later.
The Bottom Line
Lilywood Landings is now an operating residential community with residents moving in, current land releases and a large display village open for inspection. Future infrastructure and release timing will continue to evolve as Waraba develops, so verify the latest project information before committing to a lot.
Before signing, review the stage-specific building information, obtain a site-specific cost assessment and compare the actual builder inclusion lists. The display village and Compare My Build can be used together to inspect homes and compare what is included.
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Frequently Asked Questions
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Building in Lilywood? Compare standard inclusions from builders servicing Waraba, City of Moreton Bay before making your shortlist.
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