20 questions to ask before buying land

Buying land is simpler than buying a house in some ways: there’s no building to inspect and no renovations to price. But there are still plenty of things to check, and some of them are easy to overlook. Here are the questions worth asking about any block, with the Hidden Valley answers where we have them.

About the land

1. How big is it, exactly?

Don’t rely on rounded numbers. Ask for the exact area. At Hidden Valley most Stage 2 lots are 1.0077ha, which is about 10,077m² or roughly 2.5 acres.

2. What’s the zoning?

Zoning controls what you can do with the land. Hidden Valley is Rural Residential, in the Shire of Irwin.

3. What are the dimensions?

Frontage and depth affect how you can lay out a home. Most Hidden Valley lots have around 53 to 55m of frontage and run back roughly 183 to 189m.

4. What’s the slope and soil like?

Slope affects site costs and design. Ask for a contour survey plan. Terry can provide one for Hidden Valley.

5. Is it in a bushfire prone area?

Much of regional WA is. Hidden Valley is in a designated bushfire prone area, which means your builder will include a Bushfire Attack Level (BAL) assessment with your building application. See BAL ratings explained.

About services

6. Is power available, and what kind?

Hidden Valley lots have 3-phase power, which is useful for workshops, larger air conditioning and EV charging.

7. Is there water?

Town water is available to every lot.

8. What about internet?

High-speed NBN is available, which matters if you’ll work from home.

9. Is it fenced?

A $25,000 fence and gate package is included with every Hidden Valley lot.

10. Has anything been cleared?

Every lot comes with $10,000 towards clearing your building envelope.

About building

11. Are there covenants?

Covenants are estate rules about design, materials or timing. Hidden Valley has none.

12. Is there a time limit to build?

Some estates require you to build within a set time. Hidden Valley doesn’t.

13. Where can I build on the lot?

Rural residential lots usually have a building envelope. At Hidden Valley the envelope is up to 4,000m².

14. Who approves my plans?

The Shire of Irwin, under WA building regulations. See our guide to Shire approval.

About the purchase

15. What’s the deposit?

At Hidden Valley it’s $10,000, due within 7 days of acceptance.

16. When is settlement?

14 days after titles are available, expected in mid-2027.

17. Who holds the deposit?

It’s held in the settlement agent’s trust account, not paid to the seller.

18. What special conditions are in the contract?

The Hidden Valley contract includes annexures for bushfire prone areas, GST withholding and a sunset clause. Read the contract explained.

About costs

19. What will settlement cost on top of the price?

Budget for transfer (stamp) duty, settlement agent fees and any finance costs. See budgeting for settlement.

20. What will it cost to hold?

Council rates, water charges and possibly land tax. See the costs of holding vacant land.

A final question for yourself

What do you want this land for, and when? A holiday base, a future retirement home, a place to build straight away? Your answer shapes which lot suits you, how you finance it and how you plan the build.

Questions people often forget

The list above covers the essentials, but there are a few questions that are easy to overlook.

What’s around the land?

Look beyond the boundaries. At Hidden Valley, there’s a flora and fauna reserve between the estate and the ocean, and existing rural residential homes nearby. Understanding what surrounds a lot helps you picture your outlook in the years ahead.

How will I get there day to day?

Think about the drive to work, school, shops and health services. From Hidden Valley, the Dongara township is 10 minutes, Port Denison Marina 12 minutes and Geraldton 45 minutes.

What will the neighbours be like?

You can’t know for sure, but you can understand the setting. Rural residential lots of around 2.5 acres mean neighbours are close enough to know but far enough for privacy.

What do I need to do to maintain the land?

Rural land comes with responsibilities, such as managing vegetation and keeping firebreaks in line with Shire bushfire rules. Ask the Shire about requirements.

What happens if I want to sell?

Think about your long-term plans. Will you keep the land for life, or might you sell? It’s worth considering what makes land attractive to future buyers, such as services, access and position.

How to use this list

Don’t try to answer everything in one go. Here’s a practical approach.

1. Before you enquire: answer what you can from the website, including the lot plan, inclusions and location map.
2. When you talk to Terry: ask the land and purchase questions.
3. Before you sign: take the contract to your settlement agent and the finance questions to your lender.
4. Before you build: take the building questions to builders and the Shire.

Red flags with any land purchase

These don’t apply to Hidden Valley specifically, but they’re worth knowing for any land purchase.

• A seller who won’t provide a survey plan or contract to review
• Pressure to sign immediately without advice
• Unclear information about services
• Vague answers about who holds the deposit
• No clear settlement or title timeline

If you ever feel rushed, slow down and get advice.

A simple scoring approach

Some buyers like to score each option. Give each factor a score out of 5 and weight the ones that matter most to you.

Factor	Weight	Score
Location
Lot size and shape
Services
Building freedom
Price and terms
Lifestyle

It’s not scientific, but it helps you see your own priorities clearly.

Questions about your own plans

The most important questions aren’t about the land at all. They’re about you.

• Why am I buying? To live, to holiday, to retire or to hold?
• When do I want to use it? Next year or in ten years?
• How will I fund it? Savings, finance or the sale of another property?
• Who’s involved? Am I buying alone, with a partner or with family?
• What happens if things change? Do I have a plan B?

Honest answers help you choose the right lot, structure and timeline.

Questions to ask your lender

• Do you lend on vacant rural residential land?
• What deposit do you require?
• How do you handle settlements months away?
• Can a land loan later be combined with a construction loan?
• What fees apply?

Questions to ask your settlement agent

• Can you review the contract before I sign?
• What will settlement cost in total?
• How does the sunset clause work?
• What do I need to provide, and when?

The shortest version of this list

If you remember nothing else, ask these five:

1. What exactly am I buying?
2. What’s included?
3. What can I build, and when?
4. What does it cost, now and later?
5. Who’s checked the contract for me?

When to ask which questions

Not every question needs answering on day one. Think of it in stages.

• Browsing: size, location, price and inclusions
• Shortlisting: lot details, the survey plan and the contract basics
• Deciding: finance, ownership structure and costs
• Signing: contract review by your settlement agent
• Planning: building, approvals and design

Breaking it down makes buying land feel manageable rather than overwhelming.

Common questions

Who can answer questions about a specific lot?

Terry McBratney, on 0408 554 444 or via the enquiry form.

Can I get the survey plan before I buy?

Yes. Ask Terry.

Are there any estate design rules?

No. There are no covenants at Hidden Valley.

Who checks the contract for me?

A settlement agent or solicitor of your choice. In WA, licensed settlement agents commonly handle land settlements and can explain the contract terms before you sign.

Is vacant land harder to finance than a house?

Some lenders treat vacant land differently, with their own policies on deposits and lot sizes. Talk to your lender or a mortgage broker early. Read finance for vacant land.

What’s a building envelope?

It’s the area of the lot where buildings can go. At Hidden Valley, each lot’s envelope is up to 4,000m², and $10,000 towards clearing it is included. See what is a building envelope.

What if the land has a slope?

Slope affects design and site costs. The contour survey plan shows the lie of each lot, and a builder can tell you how it affects your plans.

Do I need to know what I’ll build before I buy?

No. With no covenants and no time limit to build at Hidden Valley, you can buy now and plan later. It still helps to have a rough idea so you choose a lot that suits it.

Is there anything else that’s included?

Every lot includes 3-phase power, town water, high-speed NBN, a $25,000 fence and gate package and $10,000 towards clearing the building envelope.

What happens if I change my mind after signing?

Once the contract is binding, you’re bound by its terms. That’s why it’s important to ask questions and get advice before you sign.

Should I visit before buying?

It’s ideal, but not essential. Many interstate buyers rely on the plans, photos and location map and visit later.

Can I ask the Shire questions directly?

Yes. The Shire of Irwin can answer questions about planning rules, building approvals, rates and bushfire requirements.

What if I don’t understand something in the contract?

Ask your settlement agent or solicitor to explain it before you sign.

Should I talk to a lender before choosing a lot?

Yes. Knowing your borrowing capacity and the lender’s policy on vacant land helps you choose with confidence.

What’s the single most important question?

What exactly am I buying? Get the survey plan and understand the lot before anything else.

Can Terry answer building questions?

Terry can answer questions about the land and estate. For building specifics, talk to builders and the Shire.