Aire Living Lilywood Review & Buyer Guide

The homes and their inclusions

At Aire Living the designs pair open-plan living and dining with separate study spaces and covered alfresco terraces, and the larger lots take two-storey plans as well as single-level homes.

A typical example is the Mornington 188 on Lot 413, a four-bedroom, two-bathroom single-storey home on a 404m² lot. Floorplans for each released lot are listed on the estate page, so buyers can compare room sizes, storage and the position of the main bedroom before shortlisting a lot. Facade options change the street presence of the same plan, and the builder can show how each one looks on a given frontage.

The Mornington 188 is the home currently listed, so the schedule above and the floorplan on the estate page are the places to confirm room counts, garage size and lot dimensions before you shortlist it against other estates.

The turnkey inclusions listed for the estate cover stone kitchen benchtops, European cooking appliances, designer bathroom fittings, split-system air conditioning and completed landscaping. Inclusions are set out in the building contract for each package, so read that schedule closely and ask the builder about any item that matters to you, from ceiling height to the number of power points.

Location and getting around

Aire sits on the western edge of Morayfield, with established shops, schools and the rail line a short drive east. These are measured distances from the estate:

• Morayfield State School: 1.8km · 4 min drive
• Goodstart Early Learning Morayfield: 4.2km · 7 min drive
• Morayfield Shopping Centre: 4.6km · 8 min drive
• Morayfield railway station: 4.7km · 8 min drive
• Morayfield State High School: 5.0km · 8 min drive
• Caboolture Hospital: 6.0km · 10 min drive
• Carmichael College: 8.3km · 13 min drive

Morayfield station is on the Caboolture and Sunshine Coast rail line, with services south through Petrie to Brisbane. By road, the Bruce Highway is reached through Morayfield. Our guide to the Burpengary and Morayfield rail corridor covers the neighbouring suburbs in more detail.

Lilywood and the new city of Waraba

Lilywood is one of five suburb names confirmed by the Queensland Government in April 2023 for the Caboolture West growth area, alongside Waraba, Wagtail Grove, Greenstone and Corymbia. The government expects the area to accommodate about 30,000 new homes and around 70,000 residents over the next 40 years.

The plans for the area include four state primary schools, two state secondary schools, four neighbourhood hubs and 15 local parks, delivered in stages as the population grows. Lilywood is the first precinct to be developed, and Orchard Property Group is one of several developers holding land within it.

The Australian Bureau of Statistics counted 3,597 residents in Upper Caboolture in June 2025, up 2% over the previous year. Buying in the first precinct means moving in while much of the surrounding city is still being planned and built, with the established services of Morayfield and Caboolture close by in the meantime. Our Waraba property guide sets out the wider plan.

Aire Living and Aire Riverside

Orchard Property Group is also developing Aire Riverside, a sister estate along the Caboolture River. Aire Riverside starts from $916,721 and includes four and five-bedroom packages, while Aire Living offers a single-builder turnkey format from $936,629. Our Aire Riverside review covers that estate in detail, and both are listed on our house and land directory.

How buying at Aire works

House and land at Aire is bought under two contracts: one with the developer for the land and one with the builder for the home. Queensland transfer duty is assessed on the land contract, and construction typically begins once the land has settled. Our guide to turnkey and split contracts in Queensland explains how deposits, progress payments and construction loans work under this structure.

Between Aire Living packages, compare the lot size and frontage, the facade and the inclusions schedule for the exact lot rather than relying on the starting price alone.

Before signing, ask for the estate's design guidelines, the lot's plan of subdivision and the full inclusions schedule, and have both contracts reviewed by your solicitor. Lenders assess house and land packages differently from established homes, so speak with your broker early. To compare current lots at Aire Living with other estates in the Moreton Bay corridor, speak with our property specialists.