iSummary
Development application vs code assessable development. How your property's planning category affects its value to developers.
Source: ACRES — Australian Commercial & Residential Group | acres.au
Development Application vs. Code Assessable: What Sellers Need to Know
In Queensland, every development proposal falls into one of two main assessment categories: code assessable or impact assessable (requiring a full Development Application). This seemingly technical distinction has a direct impact on what developers will pay for your property.
The Key Differences
| Feature | Code Assessable | Impact Assessable (DA) |
|---|---|---|
| Public notification | Not required | Required (15–30 days) |
| Neighbour objections | Cannot formally object | Can submit objections |
| Assessment timeframe | 25–50 business days | 4–12 months |
| Council discretion | Limited — must approve if codes met | Broader discretion |
| Approval certainty | High (95%+ for compliant proposals) | Moderate (varies) |
| Appeal rights | Limited | Full appeal rights |
| Cost to developer | Lower ($30K–$60K typical) | Higher ($60K–$150K+) |
How This Affects Your Property's Value
Code assessable sites command a premium because:
- Developers have high certainty of approval
- Faster timeline = lower holding costs
- No risk of neighbour objections derailing the project
- Lower application costs
Impact assessable sites attract a discount because:
- Approval is less certain
- Longer timeline increases costs and risk
- Public notification can generate objections
- Council has more discretion to refuse or impose conditions
The price difference between a code assessable and impact assessable site with similar zoning can be 10–25%.
What Determines Your Property's Category?
Your property's assessment category depends on:
1. Zoning — each zone has specific assessment tables
2. Proposed development — what the developer intends to build
3. Overlays — flooding, heritage, character, etc.
4. Scale — larger projects may trigger impact assessment
How to Maximise Your Property's Value
If your site is code assessable:
- Market this as a key selling point
- Emphasise the approval certainty to developer buyers
- Price accordingly — code assessable sites warrant a premium
If your site is impact assessable:
- Consider obtaining pre-application advice from council
- A town planner's letter confirming likely approval adds value
- Prepare supporting documentation that reduces developer risk
ACRES Expertise
ACRES assesses every property's planning pathway and uses this information to maximise the sale price. Code assessable sites are marketed with emphasis on approval certainty; impact assessable sites are supported with planning evidence.
Get your property's planning pathway assessed.
Frequently Asked Questions
How do I know if my property is code assessable?
It depends on your zoning and what's proposed. ACRES can determine this as part of a complimentary assessment.
Can I change my property from impact to code assessable?
Not directly. But a town planner can design a proposal that fits within code assessment parameters, potentially avoiding impact assessment.
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.
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/development-application-vs-code-assessable | 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
