The Future of Herston: Council Plans & What They Mean for Landowners

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

The future of Herston Brisbane. How council planning changes, infrastructure investment, and population growth are shaping the suburb for property owners.

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

Herston's Evolving Landscape

Herston continues to evolve as Brisbane grows and the demand for well-located inner-city housing intensifies. Council planning, infrastructure investment, and demographic shifts are all shaping the suburb's future — and your property's value.

What's Driving Change in Herston

Population Growth

South East Queensland's population continues to grow faster than any other Australian region, adding approximately 100,000 people per year. Inner-city suburbs like Herston absorb a significant share of this growth through medium and high-density development.

Infrastructure Investment

The Royal Brisbane & Women's Hospital (RBWH) is Queensland's largest hospital and Herston's dominant institution, generating sustained housing demand from medical professionals, researchers, and support staff. The RNA Showgrounds (Brisbane Showgrounds) is being redeveloped as a major mixed-use precinct. Victoria Park provides extensive green space. The Inner Northern Busway connects to the CBD.

These investments create sustained demand for housing and commercial space, driving development activity and supporting property values.

"Council planning, infrastructure investment, and demographic shifts are all shaping the suburb's future — and your property's value."

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Planning Evolution

Brisbane City Council periodically reviews the City Plan. Herston is likely to see continued refinement of density provisions, particularly:

Along transport corridors where higher density is encouraged
Near commercial centres and activity nodes
In areas identified for urban renewal or precinct planning

Market Maturation

As Herston matures as a development precinct, the nature of projects evolves. Early-stage development focuses on standard apartment buildings, while later stages see higher-quality, design-led projects targeting premium buyers. This maturation supports higher end-product prices and, by extension, higher land values.

What This Means for Herston Property Owners

Your Property Location	Likely Trajectory	Action to Consider
Near transport corridor	Continued density increases likely	Strong position — current market favourable
MDR zone, no constraints	Stable to increasing density	Market conditions support a development sale
Character/heritage area	Likely to remain restricted	Assess whether adaptive reuse or residential sale is optimal
Flood-affected area	Development possible with design measures	Factor additional construction costs into expectations
Near emerging infrastructure	Potential future upzoning	Consider timing against project completion

Looking Ahead

Timeframe	Expected Impact for Herston
2025-2027	Current infrastructure benefits materialise; strong developer demand
2027-2030	Precinct maturation; continued construction activity
2030-2035	Established premium inner-city status; remaining sites increasingly rare

Frequently Asked Questions

Will Herston be further upzoned?

Possible, particularly near transport corridors and growth areas. Council reviews the City Plan periodically, and population growth supports density increases in inner-city suburbs.

What does the future hold for Herston property values?

Strong fundamentals including population growth, infrastructure investment, and limited supply support continued value appreciation for well-located Herston properties.

Should I sell my Herston property now or wait for future changes?

Current conditions are favourable with strong demand and limited supply. Waiting carries uncertainty. ACRES can advise on optimal timing for your specific circumstances.

Suburbs Mentioned in This Article

Herston

Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/future-of-herston-council-plans | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.