Bushfire Overlay: Development Rules for At-Risk Properties

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: What areas does ACRES cover?

ACRES operates across South-East Queensland covering Brisbane, Gold Coast, Sunshine Coast, Ipswich, Logan, Moreton Bay, and the Redlands. The business maintains suburb intelligence profiles for over 100 suburbs with detailed market data, median prices, growth trends, and planning overlays.

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

J

M

S

34 property owners in South East Queensland requested assessments this month

iSummary

Bushfire overlay development rules in Queensland. How bushfire risk affects building standards and development potential.

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

Bushfire Overlay: Development Rules

Bushfire overlays apply to properties in areas identified as having bushfire risk. They affect building standards and design but generally don't prevent development.

What's Required

BAL assessment — Bushfire Attack Level determines construction standards
Construction standards — AS3959 construction requirements based on BAL rating
Defendable space — vegetation management around buildings
Access — adequate emergency vehicle access
Water supply — firefighting water supply may be required

BAL Ratings

BAL Rating	Construction Impact	Cost Premium
BAL-LOW	Standard construction	Nil
BAL-12.5	Minor upgrades	2–5%
BAL-19	Moderate upgrades	5–10%
BAL-29	Significant upgrades	10–15%
BAL-40	Major upgrades	15–25%
BAL-FZ (Flame Zone)	Extreme requirements	25%+ or not feasible

Development Impact

Bushfire overlays add construction cost but don't typically prevent development:
- Standard lots: BAL-compliant homes are routine
- Development sites: BAL considerations factored into feasibility
- Insurance: Premiums may be higher in bushfire areas

Free Assessment

ACRES can assess your bushfire-affected property.

Get your property assessed.

Frequently Asked Questions

Does a bushfire overlay prevent building?

In most cases, no. It requires specific construction standards that add cost but don't prevent development. BAL-FZ (Flame Zone) may be an exception.

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/bushfire-overlay-development-rules | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.