What You MUST Know Before Buying Untitled or Unregistered Land

9th June 2025

Finance & Budgeting Pre-Construction

This article explores the crucial things you must know before buying untitled or unregistered land in Australia. It breaks down risks, timeline impacts, and practical steps to protect your budget and build plans. Ideal for home buyers and investors looking to plan ahead and avoid costly surprises.

What You MUST Know Before Buying Untitled or Unregistered Land

Buying land that is not yet titled or registered can be an excellent opportunity — but only if you go in with your eyes wide open. In this episode of the Home Building Hub Podcast, hosts Colin Bischof and Darren Brennan respond to an email from a listener, Faith, and break down the four key things you need to understand before you commit to untitled land.

Whether you are a first home buyer or investor, this episode is packed with helpful tips to reduce your risk and plan your build better.

1. Understand the Real Impact of Untitled Land

Untitled or unregistered land means you cannot build until the land officially titles. This could take months or even years.

Key considerations:

• You may be waiting 12 to 24 months (or longer) before your home build can begin

• Every month of delay means more rent paid or less rental income received if it is an investment

• Builder prices are only locked for a fixed period (commonly 12 months) — delays beyond that will likely mean price increases

• You should budget for contingency costs (approx. $1,000 per month past the price lock period)

• Add a buffer to your build quote upfront and request it be refunded if unused

• Work with a broker who understands construction loans, so you can use the wait period to save and prepare

2. Get a Realistic Title Forecast

Do not rely solely on a developer’s title estimate.

Do this instead:

• Research title delivery history in previous stages of the estate

• Ask your builder or agent for insight — they often know which developers are consistent

• Visit the developer's website for updates or published forecasts

• Understand that delays are sometimes due to external factors like council approvals or infrastructure works

A solid understanding of expected timeframes helps you:

• Budget for any delays

• Plan your deposit and finance timing

• Avoid overcommitting with unrealistic expectations

3. Get a Building Quote Before Signing

Before you lock in the land contract:

• Get a preliminary building quote for the specific lot

• Ensure the home design suits the block dimensions

• Review estate requirements (e.g. facade features, driveways, landscaping, water tanks)

• Understand and include estate covenants in your quote to avoid surprise costs

Builders can lock in pricing for 12 months — if your land might title later, get a quote that includes monthly contingency pricing.

Tip: Builders often refund unused contingency amounts, so build in extra months upfront to be safe.

4. Work With an Experienced Conveyancer

This one is crucial.

Why it matters:

• Construction lending and untitled land have unique processes

• You need a conveyancer who understands how to coordinate title timing, loan approvals and land settlement

• Your broker and conveyancer must communicate effectively throughout the process

Also ensure:

• Your land contract includes conditions that the site is clean and pegged at settlement

• These items, if not included, can result in you paying for a re-establishment survey or site clean

Additional Considerations

• Promised amenities (like shopping centres, schools or train stations) may be delayed or cancelled

• These delays can impact livability or value

• Investigate whether key infrastructure projects are locked in or merely proposed

Key Takeaways

• Untitled land can provide time to save and secure a better block, but comes with planning risk

• Always account for price increases if land titles are delayed

• Work with professionals who understand construction and title timing

• Do your research on the developer's track record

• Lock in a quote with contingency and allow for infrastructure or amenity delays

Frequently Asked Questions

What does untitled or unregistered land mean? Land that has not yet received official registration from the titles office. You cannot build on it until titles are released.

How long does it take for untitled land to title? Typically 12 months, but it can vary widely depending on the developer, council approvals, and market conditions.

Can I lock in a build price for untitled land? Yes, but only for a limited time. Builders typically offer fixed pricing for 6 to 18 months, after which contingency fees may apply.

What are estate covenants? Design and quality guidelines that apply to all homes in a given estate. These may include facade types, landscaping rules, and driveway materials.

Glossary of Terms

Titled Land: Land that has completed the legal process and is registered at the titles office, ready to be built on.

Untitled Land: Land that has not yet been officially registered. Still undergoing development, infrastructure or approvals.

Contingency Allowance: A cost buffer added to your build quote to protect against future price increases.

Construction Lending: A type of home loan structure tailored for building a new home, with staged payments based on progress.

Estate Covenant: Rules imposed by the developer to maintain visual and structural quality across a new community.

Listen to the Full Episode

For deeper insight and practical examples, listen to the full episode:

Ep. 101 - What you MUST know before buying untitled / unregistered land

About the Home Building Hub Podcast

The Home Building Hub podcast, hosted by industry experts Colin Bischof and Darren Brennan, is Australia’s premier resource for new home buyers. With weekly episodes featuring special guests, the podcast provides objective, high-quality insights into the home building process—completely free and without sales pitches. From understanding financing options to navigating the complexities of building a new home, each episode is packed with actionable advice and tips.

Explore more episodes at http://www.homebuildinghub.com.au and join our growing community of informed home buyers.

Disclaimer

Whilst we’re all about providing value to you, this article should not be considered as legal or financial advice. It contains general information only and is based on the content discussed during the podcast episode. This information is relevant to the episode’s release date and may not be applicable at the time of reading. Always seek independent professional advice tailored to your personal situation before making any legal or financial decisions.