Off the plan display suite: the questions to ask before you sign.

In Queensland the disclosure statement for a proposed lot must give the number of the proposed lot, the total area of the proposed lot and the proposed orientation of the lot by referring to north (Queensland Government, updated 13 April 2026). Ask for it, and ask what size tolerance the contract allows before the material prejudice rules apply.

Ask for internal, balcony and car space areas separately. Price per square metre only means something on internal area, and a car space on a separate title is not part of the apartment.

Walk the display and ask, item by item: is this the standard inclusion or an upgrade, and what does the upgrade cost? In NSW the vendor must provide a proposed schedule of finishes with the disclosure statement (NSW Government). Anything not on the schedule is not promised.

Ask for the clause that lets the developer substitute materials or appliances and what standard the substitute must meet. See the contract clauses guide.

Orientation by reference to north is disclosed in Queensland; the neighbouring sites are not. Ask what is approved or proposed on adjoining land. Council DA records are public.

The developer and the builder are often different companies. Ask for the builder's name and whether a building contract is signed. Then check both: our guide to checking a developer and builder walks through the QBCC and NSW registers, ASIC and the ratings tools.

It decides your cover. The QBCC says multiple-unit dwellings with more than three storeys above a car park are not covered by the Queensland Home Warranty Scheme (updated 1 August 2024). In NSW there is no Home Building Compensation cover for multi-unit buildings more than 3 storeys high; instead the developer lodges a 2% strata building bond before the occupation certificate, with inspections at 15 to 18 and 21 to 24 months (NSW Government, updated 29 June 2026).

Ask for addresses of completed buildings, not renders, and go and look. Ask whether any past project ran past its sunset date.

In Queensland the disclosure statement must set out the terms and estimated cost of any proposed body corporate manager or service contractor engagement, your lot's share of that cost, and the terms of any letting agent authorisation (Body Corporate and Community Management Act 1997, s 213). Long caretaking and letting agreements signed by the developer bind the body corporate you will join.

In Queensland deposits under off the plan contracts can only be released from a trust account to the seller at settlement or when the contract otherwise finalises and the seller is entitled to them (Queensland Government, updated 13 April 2026). In NSW the stakeholder must hold the deposit and any instalments in a trust or controlled money account and cannot release them to the vendor before settlement (NSW Government). Ask for the trust account details in the contract.

Queensland: the disclosure statement must state the amount of annual contributions reasonably expected to be payable to the body corporate by the owner of the proposed lot (BCCM Act s 213), and you may rely on it as if the seller had warranted its accuracy (s 216). NSW: lot entitlements and levy contributions may not be specified or even known when properties are advertised; ask to see the initial maintenance schedule and the fees (NSW Government).

Rebates, furniture packages and rental guarantees are part of the price. Ask what the price is without them, and whether the bank will value the apartment net of them.

Run the stamp duty calculator for your state and buyer type. Queensland first home buyers of a new home pay nil; NSW owner occupiers can defer for up to 12 months.

In Queensland the disclosure statement must state the date by which the seller must settle the contract (BCCM Act s 213). For land, the Land Sales Act 1984 requires settlement no later than 18 months after you enter the contract (Queensland Government). Ask for both dates and the construction programme that supports them.

In NSW the developer needs your consent or a Supreme Court order to rescind under a sunset clause (NSW Government). In Queensland the 2023 consent rule applies to contracts for land, not including community titles schemes such as apartments (Queensland Government, updated 13 April 2026), so for an apartment the clause wording is what protects you. Have your solicitor read it.

In NSW you must be given a copy of the registered plan at least 21 days before settlement (NSW Government). In Queensland the seller must give a further statement rectifying any inaccuracies at least 21 days before settlement (BCCM Act s 214). Ask how many days' notice the contract gives you to settle after that.