A Flood Overlay Doesn't Mean You Can't Develop

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

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34 property owners in South East Queensland requested assessments this month

iSummary

Can you develop a property with a flood overlay? How flooding overlays affect development potential in Queensland.

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

One of the biggest misconceptions in property is that a flooding overlay kills all development potential. In reality, flood overlays affect design — but rarely prevent development entirely.

What a Flood Overlay Actually Means

A flood overlay indicates that your property may be affected by flooding during certain events (typically 1% AEP — the "100-year flood"). The overlay requires:

Habitable floor levels above the defined flood level (DFL)
Flood-resilient construction below the DFL
Safe evacuation routes during flood events
No increase in flood risk to neighbouring properties

How Developers Work With Flooding

Experienced developers routinely build on flood-affected sites:
- Raised building platforms or elevated ground floors
- Podium-style construction with car parking below flood level
- Engineered stormwater management
- Compensatory earthworks to maintain flood storage

Value Impact

Flood overlays do reduce value — but not as much as most people think:
- Minor flooding: 5–15% discount on development value
- Moderate flooding: 15–30% discount
- Severe flooding: 30–50%+ discount (or development may not be feasible)

Even with a discount, many flood-affected sites are still valuable development opportunities.

Free Assessment

ACRES can assess your flood-affected property's development potential.

Get your flood overlay property assessed.

Frequently Asked Questions

Can you build on a flood overlay property?

Usually yes. Flood overlays require design responses (raised floor levels, etc.) but rarely prevent development entirely.

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/flood-overlay-not-end-development | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.