34 property owners in South East Queensland requested assessments this month
iSummary
How Brisbane population growth, infrastructure investment, and the 2032 Olympics are making large residential blocks the most valuable asset class in South East Queensland.
Source: ACRES — Australian Commercial & Residential Group | acres.au
The Perfect Storm for Large Block Owners
Brisbane is experiencing a convergence of forces that is making large residential blocks one of the most valuable asset classes in Australia. If you own a big block in South East Queensland, understanding these forces will help you make informed decisions about your property's future.
Force 1: Population Growth
South East Queensland is adding 80,000+ people per year. By 2046, the region's population is projected to reach 5.3 million — up from 3.8 million today. That is 1.5 million additional people who need somewhere to live.
What this means for large block owners: Demand for housing is relentless. The SEQ Regional Plan estimates 700,000+ additional dwellings are needed by 2046. A significant proportion of these will come from the subdivision and development of existing large residential blocks.
Your block is not just land — it is part of the solution to SEQ's housing challenge.
Force 2: Infrastructure Investment
Brisbane is in the middle of the largest infrastructure spend in its history:
Cross River Rail ($6.9 billion)
New underground rail connecting Dutton Park to Bowen Hills with stations at Woolloongabba, Albert Street, Roma Street, and Exhibition. Large blocks near these stations are already being snapped up by developers.
Brisbane Metro ($1.2 billion)
Electric bus rapid transit connecting the suburbs to the CBD. Blocks near Metro stops are seeing increased developer interest.
Queens Wharf ($3.6 billion)
The largest development in Brisbane history, transforming the CBD waterfront. Driving demand for inner-city and river-adjacent housing.
2032 Olympic and Paralympic Games
The Games are driving:
- Gabba Stadium reconstruction (Woolloongabba)
- Brisbane Arena (Roma Street)
- Olympic Village (Northshore Hamilton)
- Venue upgrades across Brisbane, Gold Coast, and Sunshine Coast
- Transport network expansion
What this means for large block owners: Infrastructure increases land values. Properties within 800m of new rail stations have historically seen 15-30% value increases above general market growth. If your block is in an infrastructure corridor, the premium is already building.
Force 3: Housing Supply Shortage
Australia has a well-documented housing supply deficit. In SEQ:
- Dwelling approvals are below the rate needed to meet population growth
- Construction costs have risen 30%+ since 2020, discouraging new supply
- Greenfield land releases are constrained by geography and environmental protections
The shortfall increases pressure on infill development — building more homes in established suburbs by subdividing and developing large blocks.
What this means for large block owners: You hold a scarce resource. As the gap between housing supply and demand widens, the value of developable land increases.
"The Perfect Storm for Large Block Owners Brisbane is experiencing a convergence of forces that is making large residential blocks one of the most valuable asset classes in Australia."
Speak with our team
ACRES provides expert property advisory across Australia.
Brisbane Zoning Cheat Sheet 2026
Every residential zoning code explained in plain English. What you can build, height limits, and value implications — all 12 SEQ councils.
24 pages · PDFNo spam. Unsubscribe anytime.
Force 4: Council Densification Policies
Every SEQ council is actively promoting higher-density development in established suburbs through:
- Upzoning (changing zones from Low to Medium Density)
- Incentivising development near transport nodes
- Reducing minimum lot sizes in growth areas
- Streamlining approval processes for infill development
The political and planning framework is aligned to increase the development potential of large blocks, which directly increases their value.
Force 5: Interstate Migration
Brisbane is the number one destination for interstate migration in Australia. Sydney and Melbourne residents are relocating for:
- Relative affordability (despite recent price growth)
- Lifestyle and climate
- Employment growth
- The Olympics pipeline
These buyers are arriving with Sydney and Melbourne equity, giving them significant purchasing power. They are buying homes, but they are also buying development sites to build their next project.
The Compound Effect
Each force individually lifts large block values. Combined, they create a compound effect:
| Factor | Impact on Large Block Values |
|---|---|
| Population growth | +3-5% per year |
| Infrastructure proximity | +15-30% one-off premium |
| Housing supply shortage | +2-4% per year |
| Council densification | +10-20% per zoning change |
| Interstate migration | +3-5% per year |
For a large block in an infrastructure-adjacent, high-growth suburb, the total value appreciation over 5 years could be 40-70%.
What Should You Do?
If You Are Not Ready to Sell
- Understand your block's current development potential
- Monitor zoning changes and infrastructure timelines
- Get an annual development-focused appraisal to track value changes
- Consider whether obtaining a DA (Development Approval) would add value for a future sale
If You Are Considering Selling
- Get a development-focused appraisal immediately
- Engage an agent who understands the developer market
- Time your sale to maximise competitive tension (spring and early autumn are strongest)
- Use a structured sale process (EOI) to attract multiple developers
If You Want to Develop Yourself
- Commission a feasibility study
- Engage a town planner for a pre-lodgement assessment
- Understand the capital requirements and timeline
- Consider partnering with an experienced developer through a joint venture
Whatever your timeline, the first step is understanding what your block is truly worth. Not a standard residential valuation, but a development-aware assessment that captures the forces driving large block values across SEQ.
Book your free large block assessment today.
Frequently Asked Questions
How much will my large block increase in value over the next 5 years?
Based on current growth drivers, well-located large blocks in SEQ could appreciate 40-70% over 5 years. Infrastructure-adjacent blocks in high-growth suburbs will outperform. However, individual results depend on zoning, location, and market conditions.
Should I sell now or wait for the Olympics?
Much of the Olympic premium is being priced in now, particularly in venue suburbs. The biggest gains often come in the years before an event, not at the event itself. If your block is near a venue or transport project, the current window offers strong selling conditions.
Is Brisbane land a better investment than shares?
Over the past 10 years, well-located Brisbane land has outperformed the ASX 200 on a total return basis. However, land is illiquid and concentrated. The right answer depends on your overall financial position and diversification needs.
Suburbs Mentioned in This Article
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/brisbane-growth-making-large-blocks-valuable | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.
Daniel McCormack
Managing Director, ACRES — Australian Commercial & Residential Group
