New build vs established home is close to the first question every buyer asks, and it usually gets answered on feel: that established homes sit in better locations, that new homes look better.
This article compares the two on things that can be checked: the mandatory building standards, running costs, materials, and the warranty mechanism. Each has a rule behind it and an official source. There are no tax figures here and no prices — those belong with a registered tax agent and with the individual property in front of you.
Quick summary: on the new build vs established home question, a new house or townhouse in Queensland is generally built to 7 stars for the thermal performance of the building shell under NCC 2022, which commenced in Queensland on 1 May 2024, with 5-star and 6-star pathways for eligible small homes and eligible raised-floor houses. For comparison, NatHERS states that houses built in 1990 averaged about one star on its scale. Heating and cooling together account for around 40% of household energy use in the average Australian home. New homes in Queensland have also had to meet the Livable Housing Design Standard since 1 October 2023, and Queensland has a home warranty scheme administered by QBCC. On the other side of the comparison, the Australian Government’s Your Home guide states that many pre-1982 buildings contain some asbestos, and the Australia-wide asbestos ban took effect from 31 December 2003.
What a new home in Queensland has to be built to
This is the part that gets reported wrongly, so it is worth stating precisely.
The building code in force in Queensland is NCC 2022, which the Queensland Government’s building and plumbing newsflash of 1 May 2026 describes as including Amendment 1 and Amendment 2 as published by the Australian Building Codes Board. That newsflash states that the commencement of NCC 2025 has been delayed until 1 May 2027, and that NCC 2022 will remain in effect for building and plumbing work in the meantime. If you read that new homes now have to be built to NCC 2025, that was not the position when this article was written.
Energy efficiency standards. The Queensland Government states that on 1 May 2024, the residential energy efficiency standards for new dwellings under NCC 2022 commenced in Queensland. The thermal performance requirement applies to the dwelling’s building shell — roof, walls, windows and floors — and is set at 7 stars for most houses and townhouses. One of the compliance pathways uses NatHERS software, which assesses the proposed design of the building shell and generates a star rating out of 10.
Alongside that sits the Whole of Home energy budget, which the same page describes as considering the energy used in a household for heating, cooling, appliances and equipment, minus any energy generated from solar panels.
For apartments the rule is written differently: units within an apartment building must collectively achieve an average of 7 stars for the whole building, with no individual unit to be less than 6 stars.
Queensland also sets out its own pathways under the Queensland Development Code: 5 stars for eligible small homes under QDC 4.1, 6 stars for eligible houses with raised floor construction under QDC 4.1, and optional credits for outdoor living areas that can be used towards meeting the applicable energy equivalence requirements. Whether a design is eligible for any of those is a question for the certifier and the energy assessor on that design.
Livable Housing Design Standard. The Queensland Government states that the Livable Housing Design Standard has applied to new homes in Queensland since 1 October 2023. New homes must include a step-free access path to the entrance, at least 1 step-free entry, slightly wider internal doors and corridors, 1 step-free access into a bathroom and shower, an accessible toilet, and reinforcing of bathroom and toilet walls to allow for future installation of handrails.
The transitional arrangements are conditional rather than a blanket exemption. The state page says building work generally has to comply with the standards in effect when the building development application is approved, and that a certifier may apply the previous standards in defined circumstances — for example where lawful building work started before the new standard commenced, or where a development approval was granted before the amendment. QDC 4.5 also provides time-limited concessions, including a narrow-lot exemption for eligible houses until 30 September 2029.
The performance gap between a new build and an established home
Of the items compared in this article, this is where the measurable gap is widest.
NatHERS, the Australian Government’s house energy rating scheme, states that houses built in 1990 averaged about one star on the NatHERS scale. It explains the scale plainly: the more stars, the less likely the occupants will need cooling or heating to stay comfortable, and occupants of a 10 star rated home are unlikely to need any artificial cooling or heating.
Set that 1990 average next to the 7 stars required for the building shell of most new houses and townhouses in Queensland, and the difference between the two figures is large.
Why that sits close to the power bill: Your Home, the Australian Government’s guide, states that heating and cooling together use the largest amount of energy in the average Australian home, accounting for around 40% of household energy use. The same guide states that installing roof and ceiling insulation can save up to 45% (or more) on heating and cooling costs, and that insulating your walls can typically save around 15%. Those figures are a share of heating and cooling costs, not of the whole bill, and are general guidance rather than a projection for one house.
The Department of Climate Change, Energy, the Environment and Water states: “Many existing homes were built before energy building standards came into effect, resulting in poor energy performance.”
That is a statement about the stock, not about every house in it. An established home that has been re-insulated and had its windows replaced can sit well above the average for its build year, and the way to find out is to have it assessed. NatHERS describes an assessment pathway for existing homes in which an energy assessor visits the home, takes measurements and looks at the construction and materials used, producing a thermal star rating out of 10 and a whole-of-home rating indicating the cost of running the home.
Materials: the dates to remember when you inspect an established home
This is the section worth having in your head at an open home.
| Date | What the source says |
|---|---|
| Pre-1970 | Your Home: “Most pre-1970 buildings have lead paint” |
| Pre-1982 | Your Home: “Many pre-1982 buildings have some asbestos including linings of eaves, roofing, wall linings in wet areas and cladding” |
| From the mid-1970s | Your Home: “Leaking shower recesses are a common problem in homes built from the mid-1970s, commonly because of movement in timber structures and failure of waterproofing membranes” |
| 31 December 2003 | Queensland Government: “An Australia-wide ban on the importation, manufacture and use of all forms of asbestos and asbestos containing products took effect from 31 December 2003” |
The same Your Home page adds a point that is easy to miss on an inspection: “Older insulation can settle and loses its insulating properties. Check the depth and ‘loft’ and replace as necessary.”
None of that is a reason to rule out an established home. It is a reason to budget a maintenance allowance and to have the property inspected by a suitably qualified building inspector, within the scope of their registration, before you commit. With a new build, that ground is covered by the standards the home is certified against and by the contract behind it.
Warranty: Queensland has a scheme set out in legislation
Queensland has the Queensland Home Warranty Scheme. QBCC states that it is not-for-profit, funded through premium payments, and that “the QBCC administers the scheme according to the terms and conditions set by state government legislation”. Elsewhere QBCC calls it “a scheme designed to cover home owners for loss if something goes wrong during the building process”.
This article deliberately does not state the scheme’s durations, claim deadlines, cover limits or contract-value thresholds, because those change over time and by contract type, and printing them here would suggest we had checked them for your situation. For the terms that apply to a specific job, go to QBCC directly, and have the contract itself reviewed by a solicitor or a suitably qualified legal or conveyancing professional. Nextstar Realty does not provide legal advice.
The builder’s licence. QBCC’s guidance is direct: “Before you sign a contract or hand over money, always ask to see your contractor’s QBCC licence – either their physical card or digital licence on their phone.” QBCC confirms that “a digital QBCC licence has the same legal standing as a physical card”. On unlicensed work, QBCC states that “working with someone unlicensed has significant risks, including an increased likelihood of defective and unfinished work”, and that “it may also void your access to Queensland Home Warranty Insurance”.
The method for that check is set out in our article on checking a builder’s QBCC licence, and the stage-by-stage sequence of a build is in our article on the new build construction process in Australia.
Where Queensland’s new-build supply sits
Three figures from official sources, all published this year:
- The Queensland Government Statistician’s Office reports the trend estimate for total dwelling units approved in Queensland in July 2026 as 4,361, 20.0% higher than the July 2025 estimate. In that month, trend dwelling unit approvals in Queensland accounted for 23.7% of Australia’s total dwelling unit approvals (released 1 September 2026).
- The Queensland Budget 2026-27 speech states: “The latest ABS data revealed 48,044 homes under construction in Queensland. That’s a record.”
- In QGSO’s financial-year series, total dwelling units approved in Queensland in 2025-26 was 48,584 (27,207 houses and 21,377 other dwellings), on the original series as at June 2026. That is the highest of the last five financial years in that series, which runs back to 1983-84 and records higher totals earlier, including 51,144 in 2015-16.
Read together, those three rows show approvals and construction at a high level relative to the last five financial years. For a buyer that means more products to compare, and a reason to compare carefully rather than move quickly. This article makes no forecast about prices or about where those series go next.
Part of that new supply is townhouses and apartments, commonly held within a community titles scheme. How that arrangement works is set out in our article on what a body corporate is in Queensland.
The comparison table: what can be checked
| Item | New build in Queensland | Established home |
|---|---|---|
| Mandatory energy standard | 7 stars for the building shell for most houses and townhouses, plus the Whole of Home energy budget, since 1 May 2024 | Built to the standard of its era; NatHERS states houses built in 1990 averaged about one star |
| Livable Housing Design Standard | Applies to new homes since 1 October 2023, subject to the transitional arrangements and QDC 4.5 concessions | Not a standard the home was built to if it predates that date |
| Asbestos | The Australia-wide ban on importation, manufacture and use took effect from 31 December 2003 | Your Home states many pre-1982 buildings have some asbestos; worth having checked |
| Lead paint | Your Home’s statement is about pre-1970 buildings | Your Home: “Most pre-1970 buildings have lead paint” |
| Home warranty scheme | The Queensland Home Warranty Scheme is administered by QBCC under terms and conditions set by state government legislation; this article does not state its durations, limits or thresholds | Whether anything under the scheme applies to a particular property should be checked with QBCC and with your solicitor |
| Condition at settlement | Defects are dealt with through the build contract’s practical completion and defect process | Condition is what it is on the day; a building and pest inspection is the way to establish it |
This table does not conclude that either option is better. It lists attributes that have a rule and a source behind them, and it speaks about those six rows and nothing else. The factors that will decide it for you — location, commute, budget, family plans and your own tax position — sit outside this table.
Three things this article does not do for you
Tax. New and established properties can carry different tax consequences, which is why this article deliberately states no tax figures at all. Tax settings change from budget to budget and depend on your circumstances. That belongs with a registered tax agent, within the scope of their registration; the Tax Practitioners Board regulates tax practitioners. The depreciation side is covered in our article on depreciation on a new build investment property.
How much to borrow. Nextstar Realty does not hold an Australian Credit Licence and does not provide credit assistance. That question should be discussed with a licensed mortgage broker or with your bank, within the scope of their licence.
Reading the contract. Contracts, obligations and legal exposure should be handled by a solicitor or a suitably qualified legal or conveyancing professional. Nextstar Realty does not provide legal advice.
Frequently asked questions about new build vs established home
What energy star rating does a new home in Queensland have to reach?
The Queensland Government states the thermal performance requirement for the building shell as 7 stars for most houses and townhouses, alongside the Whole of Home energy budget, which considers heating, cooling, appliances and equipment minus any energy generated from solar panels. Those requirements commenced in Queensland on 1 May 2024 under NCC 2022.
For apartments, units must collectively achieve an average of 7 stars for the whole building, with no individual unit to be less than 6 stars. Queensland also lists 5 stars for eligible small homes and 6 stars for eligible houses with raised floor construction under QDC 4.1, and optional credits for outdoor living areas.
What rating does an older home usually achieve?
NatHERS, the Australian Government’s house energy rating scheme, states that houses built in 1990 averaged about one star on the NatHERS scale.
That is an average for a build year, not a figure for every house from that year. A home that has been re-insulated and had its windows replaced can sit well above it. NatHERS describes an existing-home pathway in which an energy assessor visits the property, takes measurements and looks at the construction and materials used.
Which build years raise a question about asbestos?
The Queensland Government states that “an Australia-wide ban on the importation, manufacture and use of all forms of asbestos and asbestos containing products took effect from 31 December 2003”.
Your Home states that “many pre-1982 buildings have some asbestos including linings of eaves, roofing, wall linings in wet areas and cladding”. For a home in that group, have it checked by a suitably qualified inspector, within the scope of their registration, before you buy and before you renovate.
Does a new home come with a warranty?
Queensland has the Queensland Home Warranty Scheme, which QBCC states is not-for-profit, funded through premium payments, and administered by QBCC according to the terms and conditions set by state government legislation.
This article deliberately does not state the scheme’s durations, claim deadlines, cover limits or contract-value thresholds, because those change over time and by contract type. Ask QBCC directly for the terms that apply to a specific job, and have the contract reviewed by a solicitor or a suitably qualified legal or conveyancing professional. Nextstar Realty does not provide legal advice.
So should I buy a new build or an established home?
This article does not answer that for you. What can be checked is in the comparison table above: the mandatory energy standard, the design standard, the material dates, and the warranty mechanism.
The rest — location, commute, budget, family plans and your own tax position — depends on your circumstances. Take the tax part to a registered tax agent, the borrowing part to a licensed mortgage broker, and the contract to a solicitor or a suitably qualified legal or conveyancing professional.
Next steps
If you are leaning towards a new build, two things are worth doing before you sign: check the builder’s QBCC licence, and ask to see the energy assessment for the design you are being sold rather than a general statement that the home “meets the code”.
If you are leaning towards an established home, put a building and pest inspection and a maintenance allowance into the plan from the start, and check the build year against the material dates above.
Nextstar Realty works with new homes in Queensland. If you intend to build rather than buy something finished, our article on building a house in Queensland sets out the steps that are specific to this state. You can see what is being built right now in our Brisbane projects.
Sources
- Building and Plumbing Newsflash 638, NCC 2025 commencement delayed to 1 May 2027 — Queensland Government (1 May 2026)
- Residential energy efficiency standards — Queensland Government, housing.qld.gov.au (last updated 14 August 2026)
- Livable Housing Design Standard — Queensland Government, housing.qld.gov.au (last updated 14 August 2026)
- Transitional arrangements — Queensland Government, housing.qld.gov.au (last updated 14 August 2026)
- Star rating scale overview — NatHERS (no date shown)
- Existing homes — NatHERS (no date shown)
- Residential buildings, energy efficiency — Department of Climate Change, Energy, the Environment and Water (no date shown)
- Heating and cooling — Your Home (content updated 2020)
- Insulation — Your Home (content updated 2013, 2020 and 2025)
- Repairs and maintenance — Your Home (original author 2013, no revision date shown)
- Asbestos legislation and codes of practice — asbestos.qld.gov.au, Queensland Government (no revision date shown)
- Queensland Home Warranty Scheme — QBCC (last reviewed 8 January 2024)
- Who must hold a QBCC licence — QBCC (last reviewed 16 April 2026)
- Building approvals, July 2026 — Queensland Government Statistician’s Office (released 1 September 2026)
- Building approvals: dwelling units approved by type, Queensland, 1983-84 to 2025-26 — Queensland Government Statistician’s Office (original series as at June 2026)
- Budget Paper No. 1, Speech — Queensland Budget 2026-27
- Your Home (Australian Government) — Passive design — insulation
- Your Home (Australian Government) — Repairs and maintenance
Note on scope and timing: the standards, commencement dates and statistics above were checked against the sources listed on 8 September 2026. Several Your Home pages carry content compiled in earlier years, so the energy saving figures should be read as general guidance rather than a commitment for any particular house. Standards, statistics and licensing requirements change — check the official source at the time you buy or build, have the property inspected by a suitably qualified professional, and have your solicitor confirm the rules in force for your contract.
This article is general information only and does not take into account your personal circumstances, financial situation or objectives. It is not legal, financial or taxation advice. You should obtain independent professional advice before making any property decision.
