What happens between paying your deposit and settlement?

Once your offer is accepted and your $10,000 deposit is paid, there’s a period before settlement while the estate is completed and titles are issued. At Hidden Valley, settlement is expected in mid-2027. That might feel like a long wait, but it’s valuable time. Here’s what’s happening behind the scenes and how to use it well.

On the estate

Construction

Construction is commencing in October. The works include the estate road, services and the other works needed before new titles can be created. That includes the services that come with every lot: 3-phase power, town water and high-speed NBN.

Titles

Once the works are complete and signed off, the subdivision is registered and new titles are issued for each lot. Settlement happens 14 days after titles are available.

Your deposit

Your $10,000 deposit sits in the settlement agent’s trust account. It isn’t paid to the seller while you wait. There’s nothing more to pay until settlement.

Your to-do list while you wait

1. Get finance sorted

If you’re borrowing, keep your lender in the loop. Approvals can expire, and lenders may need updated information closer to settlement. Ask them about timing early. Read finance for vacant land.

2. Appoint a settlement agent

If you haven’t already, choose a settlement agent or solicitor. They’ll prepare your settlement documents, liaise with the seller’s representatives and tell you exactly what you need to pay.

3. Budget for settlement costs

On top of the balance of the price, budget for transfer (stamp) duty, settlement agent fees and any finance costs. See budgeting for settlement.

4. Start planning your build

This is the fun part. You can’t build until after settlement, but you can plan.

• Talk to builders. Our Builders page is a good starting point.
• Sketch layouts: house, shed, driveway, garden.
• Think about orientation and the Dongara climate. Read designing a home for the Dongara climate.
• Understand what’s involved in a Bushfire Attack Level assessment.

5. Visit

Walk your lot, explore Dongara and Port Denison and get to know the area. If you’re interstate, a visit before settlement helps a lot with planning.

6. Plan your timeline

Will you build straight away, start with a shed or hold the land? There’s no time limit to build, so the choice is yours. See buy now, build later.

Staying in touch

Terry keeps buyers updated as the estate progresses. If your phone number, email or address changes, let him know so you don’t miss anything.

A realistic timeline

Every purchase is different, but here’s the general shape of the period between signing and settlement at Hidden Valley.

Stage	What happens
Contract signed and accepted	You pay the $10,000 deposit within 7 days
Construction	Works on the road, services and lots, commencing in October
Works signed off	Authorities sign off the completed works
Titles issued	New titles are registered for each lot
Settlement	14 days after titles are available, expected mid-2027

Common mistakes to avoid

• Letting finance lapse. Approvals can expire. Keep in touch with your lender.
• Leaving settlement agent selection to the last minute. Choose early so they can review everything.
• Forgetting the extra costs. Transfer duty and fees can be significant.
• Losing contact. If your email or phone changes, tell Terry and your settlement agent.

Your month-by-month planning guide

Settlement is expected in mid-2027. Here’s a practical way to use the time, working backwards from settlement.

Straight after signing

• File your contract and deposit receipt.
• Choose a settlement agent if you haven’t already.
• Tell your lender about the expected settlement timing.
• Save Terry’s details and the lot plan link.

The first few months

• Start a build ideas folder: homes you like, layouts, sheds and gardens.
• Read about designing for the Dongara climate.
• Research builders. Our Builders page is a good start.
• If you’re interstate, plan a visit.

The middle months

• Talk to a few builders about concepts and rough costs.
• Understand BAL ratings and how they affect design.
• Think about solar, water and landscaping.
• Check your finance plan for both land and construction.

Three months before settlement

• Confirm finance with your lender.
• Get a settlement cost estimate from your settlement agent.
• Organise your funds.

At settlement

• Your settlement agent completes the transfer.
• You become the owner of your lot.

After settlement

• Arrange council rates notices and water accounts.
• Start your build, a shed first, or simply enjoy the land.

Keeping your finance on track

For many buyers the biggest risk during this period is a change in their own financial situation. Some practical tips:

• Avoid taking on large new debts without talking to your lender first.
• Keep your employment situation stable if you can.
• Keep savings for settlement costs separate.
• Respond quickly to any lender requests.

Staying excited

A long settlement can feel like a long time to wait. Many buyers say the planning becomes part of the enjoyment: sketching the house, choosing finishes, planning the garden and imagining life on the coast.

Frequently overlooked tasks

Some tasks are easy to forget when settlement feels a long way off.

Updating your will

If you’ve bought a property, your estate plans may need updating, especially if you’re buying with others. Talk to your solicitor.

Insurance

Your land isn’t yours until settlement, but once it is you may want to insure it. Research options ahead of time.

Notices

Make sure the email address on your contract is one you check. Important notices may arrive there.

Tax records

Keep records of all costs associated with the purchase. Your accountant may need them later.

Planning your first visit as an owner

Many buyers plan a trip for shortly after settlement. It’s a great moment: walking your own land for the first time as the owner. If you’re interstate, plan it around settlement and use it to meet builders, visit the Shire and enjoy the area.

When to start talking to builders seriously

If you plan to build soon after settlement, start serious conversations with builders several months before. Designs, quotes, BAL assessments and Shire applications all take time. The sooner you start, the sooner you can build once the land is yours.

A note on patience

Construction and title timelines are estimates. Weather, contractor availability and authority sign-offs all play a part. The best approach is to stay informed, keep your plans flexible and use the time well.

What Terry will need from you before settlement

• Confirmation of your settlement agent’s details
• Up-to-date contact details
• Any changes to your circumstances that affect the contract

Your settlement agent will coordinate most of the formal requirements.

How to stay informed

• Keep in touch with Terry, who updates buyers as the estate progresses.
• Check the lot plan and website for news.
• Read the Guides for planning ideas.
• Make sure your contact details are current with Terry and your settlement agent.

Using the time to learn about Dongara

If you don’t know the area well, the waiting period is a great chance to learn. Read our guides to living in Dongara and Port Denison, the beaches, fishing and day trips. Visit if you can. By the time you settle, you’ll feel at home.

Stories from the waiting period

Every buyer uses the time differently. Here are a few typical approaches, described in general terms.

The planner

Some buyers treat the wait as a design project. They collect ideas, visit display homes, talk to several builders and arrive at settlement with plans ready to lodge with the Shire. They often start building within months of settlement.

The saver

Others focus on finances: paying down other debts, building savings and making sure settlement is smooth. They may build a year or two after settlement, once funds are in place.

The explorer

Some, especially interstate buyers, use the time to get to know Dongara: visiting in different seasons, meeting locals and testing what daily life would be like.

The long-term holder

And some simply secure the land and wait, with plans to build closer to retirement or a future move. With no time limit to build, that’s entirely possible.

There’s no right way. The point is to use the time in the way that suits your plans.

Common questions

Do I pay anything else before settlement?

No. After the $10,000 deposit there’s nothing more to pay until settlement.

Can I start designing my home before settlement?

Yes. Many buyers use this time to talk to builders and plan.

Can I start building before settlement?

No. You need to own the land and have Shire approval before building starts.

Will I be told when titles are issued?

Yes. You’ll be notified, and settlement then happens 14 days later. Your settlement agent will guide you through it.

What if settlement is delayed?

The contract, including the sunset clause annexure, sets out what happens with timing. Read what is a sunset clause.

Can I visit the estate during construction?

Talk to Terry. Construction sites have safety rules, so visits need to be arranged.

Can I sell my contract before settlement?

That depends on the contract terms and would need advice. Talk to your settlement agent or solicitor.

What do I need at settlement?

Your settlement agent will tell you. Usually it’s the balance of the price, transfer duty and their fees, plus finance documents if you’re borrowing.

Should I tell my lender about the expected settlement date?

Yes. Lenders need to understand timing, as approvals can expire.

Can I get quotes from builders before settlement?

Yes. Builders can give concept advice and estimates, though final pricing will depend on detailed plans and site conditions.

Will rates be charged before settlement?

Council rates become your responsibility once you own the land. Any adjustments are handled at settlement.

Can I change settlement agents during the wait?

Yes, but let Terry and the seller’s representatives know, and make sure your new agent has all the documents.

Should I update my will after buying?

It’s worth talking to your solicitor, especially if you’re buying with others.

Is there anything I need to sign before settlement?

Your settlement agent and lender will tell you what’s needed. Usually that’s settlement and finance documents closer to the date.

Is it normal to hold the land for years before building?

Yes. There’s no time limit to build at Hidden Valley, so many owners build when it suits them.