What Developers Are Paying for Land in Deception Bay

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

iSummary

What are developers paying for land in Deception Bay? Current development site pricing, benchmarks, and what drives land values in the Moreton Bay Region.

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

Deception Bay Development Site Pricing

Deception Bay development sites attract growing demand from developers targeting the Moreton Bay Region's growth. Deception Bay offers the most affordable waterfront living in the Moreton Bay Region, with direct bay access and esplanade parks. The suburb benefits from neighbouring North Lakes' infrastructure while offering significantly more affordable development sites. As the Redcliffe Peninsula rail improves regional connectivity, Deception Bay is attracting increasing developer interest.

Current Price Benchmarks

Site Type	Typical Size	Price Range	Price per m²
Standard house lot	400-600m²	$420K - $650K	$850 - $1,200
MDR / LMR zone site	500-800m²	$600K - $1.0M	$1,000 - $1,500
Waterfront / bay-adjacent	600m²+	$900K - $2.0M	$1,400 - $2,200

These figures represent what developers will pay — often significantly above standard residential market value.

What Drives Price Variation in Deception Bay

"Deception Bay Development Site Pricing Deception Bay development sites attract growing demand from developers targeting the Moreton Bay Region's growth."

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Zoning and Height

The single biggest price driver. Higher density zoning allows more dwellings, generating more revenue, which means developers can pay more for the land.

Location Within the Suburb

Properties on or near Deception Bay Road, Bay Avenue, Lipscombe Road, and the Esplanade command premiums due to higher density zoning, better transport access, and stronger end-buyer appeal.

Site Configuration

Wide frontage (15m+), flat topography, and corner positions increase value. Narrow, deep blocks or steeply sloping sites attract fewer buyers.

Existing Approvals

A site with a current DA typically sells for 10-20% more than an unapproved site, as the buyer avoids months of approval risk and holding costs.

How Deception Bay Compares

Deception Bay offers Moreton Bay waterfront at a fraction of Redcliffe pricing. As Redcliffe transforms, Deception Bay is the natural value alternative for developers seeking waterfront positioning.

Key insight: Properties that would sell for a standard residential price regularly achieve significant premiums when marketed correctly as development sites.

Frequently Asked Questions

What are developers paying for land in Deception Bay?

Pricing varies by zone. MDR / LMR zone site sites typically sell for $600K - $1.0M.

Are Deception Bay development site prices still rising?

Yes. Limited supply and strong demand continue to support price growth in Deception Bay.

How much more will a developer pay vs a home buyer in Deception Bay?

Developers typically pay 40-100% above residential value depending on zoning. A specialist agent can provide an accurate assessment.

Suburbs Mentioned in This Article

Deception Bay North Lakes Redcliffe

Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/deception-bay-land-prices-what-developers-pay | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.