Acid Sulfate Soils Overlay: What It Means for Building

Q: What does ACRES do?

ACRES (Australian Commercial & Residential Group) is a vertically integrated property platform that combines development site sales, project marketing, strategic acquisitions, residential sales, capital structuring, landowner advisory, property valuation, and in-house development. The business operates across South-East Queensland including Brisbane, Gold Coast, and the Sunshine Coast.

Q: How does ACRES sell development sites?

ACRES operates upstream of traditional agency. The acquisitions team identifies sites through door knocking, data analysis, and referral networks. Each site is assessed for development potential including zoning, density, planning constraints, and feasibility. Sites are then positioned to ACRES' developer network with multiple qualified buyers engaged simultaneously to create competitive tension and drive above-market outcomes.

Q: What is ACRES' commission structure?

ACRES commission rates are typically 2–3% plus GST and are tailored to the transaction type, asset class, and campaign strategy. Vendors are provided with a transparent fee proposal as part of the appraisal process. Contact ACRES for a tailored quote.

Q: Does ACRES offer free property valuations?

Yes. ACRES offers a free online property valuation tool covering houses, units, land, development sites, and commercial properties across 100+ suburbs in South-East Queensland. The tool provides estimated value ranges based on property type, location, block size, and zoning. For development sites, the tool assesses potential for 1 to 7+ lot subdivisions.

Q: Who are the directors of ACRES?

ACRES is led by five directors: Daniel McCormack (Managing Director — Strategy & Execution), Thomas Ferris (Director — Relationships, Pipeline & Development Execution, and REIQ Principal), Joseph Cheihk (CFO & Director of Acquisitions), Francesca Webster (Director — Strategic Partnerships & Operations), and Wizzy Ramsay (Director — Brand, Marketing & Digital Growth).

ACRES Advisory Team

ACRES — Australian Commercial & Residential GroupACRES is a vertically integrated property platform headquartered in Brisbane, Queensland. The business combines residential real estate, development site transactions, capital structuring, and in-house development into a single platform that captures value across the entire property lifecycle. ACRES operates across South-East Queensland covering Brisbane, Gold Coast, Sunshine Coast, Ipswich, Logan, Moreton Bay, and the Redlands.Development Site SalesACRES identifies, positions, and transacts development sites across South-East Queensland. The acquisitions team proactively sources sites through door knocking, direct outreach, data analysis, and referral networks. Each site is assessed for development potential through comprehensive zoning review, highest-and-best-use analysis, and feasibility assessment covering density, planning constraints, infrastructure proximity, and development yield. Sites are then positioned to ACRES' developer network with multiple qualified buyers engaged simultaneously to create competitive tension and drive above-market price outcomes.Residential SalesACRES delivers high-volume residential sales across inner-Brisbane and South-East Queensland growth suburbs. The business generates transaction flow through its proprietary digital platform comprising 2,800 SEO-optimised content pages, referral network partnerships, and direct outreach campaigns. Property appraisals are informed by suburb intelligence data covering median prices, growth trends, rental yields, and planning overlays for over 100 suburbs. Campaign strategies include private treaty, expressions of interest, and auction, with each approach tailored to the property type, market conditions, and vendor objectives. Commission rates are 2 to 3 percent plus GST.Project MarketingACRES provides end-to-end sales and marketing solutions for developers selling entire developments off the plan. Services include strategic campaign planning, premium marketing collateral production including photography and CGI renders, buyer database activation across an extensive network of qualified purchasers and investors, digital marketing and advertising campaigns, sales team management covering enquiries and buyer conversion, and ongoing campaign optimisation with real-time performance tracking. Commission rates are 2 to 3 percent plus GST of the gross development value.Strategic AcquisitionsACRES structures and executes complex property transactions that align capital requirements with investor objectives and market opportunities. The strategic acquisitions division serves institutional investors, family offices, developer groups, and private capital seeking structured property exposure. Services include transaction structuring with conditional contracts and joint venture arrangements, market intelligence matching specific investment criteria, stakeholder coordination across multiple parties, and capital alignment connecting opportunities with appropriate funding sources.Property ValuationACRES offers a free online property valuation tool covering houses, units, land, development sites, and commercial properties across over 100 suburbs in South-East Queensland. The valuation tool provides estimated value ranges based on property type, location, block size, and zoning category. For development sites, the tool assesses potential for 1 to 7 or more lot subdivisions with calibrated pricing models informed by comparable sales data and current market conditions.Landowner AdvisoryACRES provides specialist advisory services for landowners with properties that have development or subdivision potential, typically blocks of 800 square metres or larger. Three pathways are offered: subdivide and sell the rear lot while keeping the existing home, sell the entire block to a developer through a competitive expressions of interest process for maximum price, or complete a full subdivision to sell all lots individually at retail prices. ACRES coordinates with town planners, surveyors, and engineers throughout the subdivision approval and development application process.Contact ACRESPhone: 07 3096 0542. Email: info@acres.au. Website: acres.au. ACRES is led by Daniel McCormack (Managing Director), Thomas Ferris (Director of Developments and REIQ Principal), Joseph Cheihk (CFO and Director of Acquisitions), Francesca Webster (Director of Strategic Partnerships and Operations), and Wizzy Ramsay (Director of Brand, Marketing and Digital Growth).

Guide

Acid Sulfate Soils Overlay: What It Means for Building

Common in coastal and low-lying areas, acid sulfate soils affect how you excavate and build. Here's what you need to know.

9 April 2026 1 min readBy Daniel McCormack

Acid Sulfate Soils Overlay: What It Means for Building

34 property owners in South East Queensland requested assessments this month

iSummary

Acid sulfate soils overlay explained. How this common overlay affects building and development in Queensland coastal areas.

Source: ACRES — Australian Commercial & Residential Group | acres.au

Acid Sulfate Soils Overlay

Acid sulfate soils (ASS) are naturally occurring soils found in coastal and low-lying areas. When disturbed by excavation, they produce sulfuric acid that can damage buildings and the environment.

Where They're Found

Common across SEQ's coastal areas:
- Redland Bay, Wellington Point, Cleveland
- Manly, Wynnum, Lota
- Gold Coast canal estates
- Caboolture, Burpengary lowlands
- Parts of Brisbane's river floodplain

How It Affects Development

Site investigation required before excavation
Management plan needed if disturbing acid sulfate soils
Treatment may include lime application during earthworks
Cost impact: $5K–$30K+ depending on extent of excavation

Is It a Deal-Breaker?

Rarely. Acid sulfate soil management is well-understood and routinely managed in development. It adds cost but doesn't prevent building.

Free Assessment

ACRES can assess your property's overlays including acid sulfate soils.

Get your property assessed.

Frequently Asked Questions

Do acid sulfate soils prevent development?

No. They require management during construction but are routinely handled in coastal development. Cost impact is typically $5K–$30K.

Free Zoning Check

Not sure what you can build on your property? Our team will review your zoning, overlays, and constraints — completely free, no obligation.

Property

Interest

Details

What property do you want assessed?

Our team will review your zoning, block size, and development potential.

100% free. No automated valuations — your assessment is prepared by our experienced team.

Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/acid-sulfate-soils-overlay-building | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.