Are the corner lots worth a look?

Most Hidden Valley Stage 2 lots are long rectangles with similar frontages, which makes them easy to compare. But a few are different, and for the right buyer they can be the pick of the estate.

The standard lot

To understand what makes the corner lots different, start with the typical Stage 2 lot: about 1.0077ha, with around 53 to 55m of frontage and a depth of roughly 183 to 189m. A long, regular rectangle.

Lot 1

Lot 1 is irregular. It sits near the start of the estate, where the entry road curves, and its shape follows the road. Irregular lots can offer a different layout and a sense of being set apart.

Lot 2

Lot 2 has a splayed corner and is slightly larger than most Stage 2 lots, at 1.0093ha. The splay changes the shape of the frontage end of the lot.

Lot 19

Lot 19 sits at the far end of Stage 2, also with a splayed corner. End-of-street lots can feel more private, with neighbours on fewer sides.

Who corner and irregular lots suit

• Buyers who want something a little different
• Buyers who like being at the start or end of the street
• Designers and owner-builders who enjoy working with an unusual shape
• Buyers who want to position a home on an angle for views or sun

What to check

The building envelope

Where does it sit, and how does the shape affect it?

Driveway access

How will the driveway reach the building envelope?

Orientation

Which way does the wider part of the lot face?

Neighbours

How many neighbours will you have, and on which sides?

Status

Statuses change, so check the live lot plan.

How shape affects design

The shape of a lot affects more than its look on a plan. On a long rectangle, most designs place the house somewhere along the length, with a driveway running straight in from the road. On a lot with a splayed corner or curved boundary, there’s an opportunity to angle the home, change the driveway approach or create a different relationship with the street.

Some owners like to angle their home to catch a particular view or to get the best northern aspect for living areas. A slightly irregular lot can make that feel natural.

Thinking about the street

Corner and end lots also change how you relate to the rest of the estate. Being at the start of the street means you’re closer to the entry. Being at the end means through-traffic past your gate is minimal. Neither is better. It depends on what you value.

A practical approach to deciding

1. Look at Lots 1, 2 and 19 on the lot plan and check which are currently available.
2. Ask Terry for the survey plan and the building envelope positions.
3. Sketch where your house, shed and driveway would go.
4. Compare the result with a standard lot nearby.
5. If you can, visit and stand on both.

Many buyers find the decision becomes obvious once they’ve drawn it out.

A note on value

The size and shape of a lot is only one factor. Position, outlook, vegetation and your own plans all matter. Ask Terry about pricing on specific lots and compare carefully.

Understanding splayed corners

A splayed corner is a corner that’s been cut off at an angle rather than meeting at a sharp 90°. Splays are common at intersections and where roads curve, because they improve sight lines for drivers and make room for the road reserve.

For owners, a splay changes the shape of the front of the lot. It doesn’t usually make a big difference to how much usable land you have, but it can change how you design the driveway and where you place the home.

Building on an irregular lot

Builders and designers work with irregular lots all the time. Some tips:

• Get the survey plan to your designer early.
• Mark the building envelope accurately on your concept plans.
• Think about the angle of approach from the road.
• Use the shape to your advantage, for example angling the house to capture views or northern sun.
• Plan landscaping to soften unusual boundaries.

Corner lots and privacy

Lots with fewer direct neighbours can feel more private. On the other hand, lots near the entry may see more passing vehicles. Think about what you’ll value day to day.

What the rest of the estate offers

If none of the corner lots are available, the standard Stage 2 lots are an excellent alternative. With around 53 to 55m of frontage and depths of 183 to 189m, they offer generous, regular shapes that are easy to design for.

A designer’s view of irregular lots

Ask an architect or building designer about irregular lots and many will tell you they’re often the most interesting sites to work with. A standard rectangle tends to produce a standard answer: the house sits parallel to the road, the driveway runs straight in and the shed sits off to one side. An irregular boundary invites a different approach.

Angling the home

On a lot with a splayed or curved frontage, it can feel natural to angle the house. Angling can:

• Point living areas closer to true north for winter sun
• Frame a particular view or outlook
• Create a more private approach from the road
• Give the home a distinctive presence on the street

Shaping outdoor spaces

An irregular corner can become a sheltered courtyard, a garden room or a natural spot for a fire pit. Instead of fighting the shape, good design uses it.

Driveway design

On a standard lot, a straight driveway is often the obvious choice. On an irregular lot, a gently curved driveway can follow the shape of the land and create a sense of arrival.

Questions to ask Terry about corner lots

• Which corner or irregular lots are available right now?
• Where does the building envelope sit on each?
• Where would a driveway typically enter?
• Can I get the survey plan with exact boundary lengths?
• How do these lots compare on price with standard lots?

Questions to ask a builder

• How would you position a home on this lot?
• Does the shape affect site costs?
• How would you handle the driveway?
• Are there any bushfire considerations specific to this position?

How corner lots fit the bigger picture

Whether you choose a corner lot or a standard one, every Hidden Valley lot shares the same fundamentals:

• Around 1 hectare (2.5 acres)
• 3-phase power, town water and high-speed NBN
• A $25,000 fence and gate package
• $10,000 towards clearing your building envelope
• No covenants and no time limit to build
• The beach 900m away

So the choice comes down to shape, position and personal preference rather than what you get.

Making the call

If you’re drawn to a corner lot, trust that instinct but test it. Sketch your plan, talk to a builder and, if you can, stand on it. If it still feels right, it probably is.

Final checklist for corner lots

• Check the current status on the lot plan.
• Get the survey plan.
• Confirm the building envelope position.
• Sketch your house, shed and driveway.
• Talk to a builder about design and site costs.
• Compare pricing with standard lots.
• Visit if you can.
• Decide based on your plans, not just the shape.

Corner lots and future resale

Nobody can predict future values, and we don’t make predictions. But when you’re choosing between lots, it’s reasonable to think about what makes a lot easy to live on and appealing to others: a sensible shape, good access, a well-placed building envelope and a pleasant outlook. If a corner lot ticks those boxes for you, it’s likely to make sense to others too. Use your own judgement and get independent advice.

Using the aerial view for corner lots

Switch the lot plan to the aerial view and look closely at the corner lots. You’ll see how the road curves, how the vegetation sits and how each lot relates to its neighbours. It’s a quick way to understand the shape in the real landscape.

Common questions

Which lots are irregular?

Lot 1 is irregular, and Lots 2 and 19 have splayed corners.

Are they bigger?

Lot 2 is slightly larger at 1.0093ha. Check the lot plan for each lot’s area.

Are corner lots more expensive?

Check current pricing with Terry or on the lot plan.

Are corner lots harder to build on?

Not necessarily. It depends on the shape and where the building envelope sits. A builder can advise once you have the survey plan.

Do corner lots get the same inclusions?

Yes. Every lot has the same inclusions.

Can I see the exact boundaries?

Yes. Ask Terry for the survey plan.

Are any corner lots still available?

Statuses change. Check the live lot plan or ask Terry.

Do end lots feel more private?

Lots at the ends of the street have neighbours on fewer sides, which many buyers like.

What is a splayed corner?

A corner cut at an angle rather than a sharp 90°. Splays are common where roads meet or curve.

Do splays reduce the usable land?

Usually only slightly. The survey plan shows the exact area of each lot.

Do corner lots have more road frontage?

It depends on the lot. The survey plan shows the exact frontage of each one.

Are irregular lots popular?

Some buyers specifically look for them, while others prefer a regular shape. It comes down to preference.

Can a builder work with any lot shape?

Experienced builders and designers work with irregular lots regularly. Share the survey plan early.

Should I pay more for a corner lot?

Compare pricing on specific lots with Terry and decide based on what the shape and position mean for your plans.

Can I register as a back-up buyer on a corner lot?

Yes. If a corner lot is under offer, ask Terry to register you as a back-up buyer.

Which corner lot is closest to the entry?

Lot 1 sits near the start of the estate. Check the lot plan for its position.

Will a corner lot be worth more later?

We don’t make predictions about values. Choose the lot that best suits your plans.