What Developers Are Paying for Land in East Brisbane

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 East Brisbane Brisbane? Current development site pricing, benchmarks, and what drives land values.

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

East Brisbane Development Site Pricing

East Brisbane development sites attract strong demand from developers targeting Brisbane's inner-ring growth corridor. East Brisbane is benefiting from a powerful adjacency effect — its neighbour Woolloongabba is undergoing Brisbane's most dramatic urban transformation with Cross River Rail and Olympic investment. As Woolloongabba site prices surge, developers are increasingly looking to East Brisbane for better-value opportunities with similar inner-city positioning.

Current Price Benchmarks

Site Type	Typical Size	Price Range	Price per m²
Standard house (LMR)	400-600m²	$850K - $1.3M	$1,800 - $2,400
MDR zone site	500-700m²	$1.1M - $1.8M	$2,000 - $2,800
HDR site (corridor)	600m²+	$1.8M - $3.5M+	$2,800 - $4,000

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

What Drives Price Variation in East Brisbane

"East Brisbane Development Site Pricing East Brisbane development sites attract strong demand from developers targeting Brisbane's inner-ring growth corridor."

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Zoning and Height

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

Location Within the Suburb

Properties on or near Wellington Road, Lytton Road, Mowbray Terrace, and Riding Road 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 East Brisbane Compares

East Brisbane offers significantly better value than Woolloongabba and Kangaroo Point while benefiting from the same infrastructure investment. This value gap is narrowing as developer demand intensifies.

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 East Brisbane?

Pricing varies by zone and site characteristics. MDR zone site sites typically sell for $1.1M - $1.8M.

Are East Brisbane development site prices still rising?

Yes. Limited supply and strong demand continue to support price growth in East Brisbane.

How much more will a developer pay vs a home buyer in East Brisbane?

Developers typically pay 40-120% above residential value depending on zoning. A specialist agent can provide an accurate assessment.

Suburbs Mentioned in This Article

Woolloongabba East Brisbane Kangaroo Point

Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/east-brisbane-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.