How to Buy a Development Site in Brisbane in 2026: Complete Guide

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

iKey Facts

•Brisbane population growth outpaces all other Australian capital cities, driving sustained development demand
•Inner-city suburbs like Woolloongabba, West End, and Toowong attract the highest developer interest due to favourable zoning
•Cross River Rail and Brisbane Metro are creating new development corridors across South East Queensland
•The 2032 Brisbane Olympics will drive an estimated $8.1 billion in infrastructure spending
•ACRES advises on development site acquisition across 119 suburbs in SEQ — contact 07 3096 0542

Why Brisbane for Development?

Brisbane has emerged as one of Australia's most compelling markets for property development. With population growth consistently outpacing other capital cities, major infrastructure investment including Cross River Rail and the Brisbane Metro, and the lasting impact of the 2032 Olympics, the fundamentals for development in South East Queensland have never been stronger.

The inner-city corridor — spanning suburbs like Woolloongabba, West End, Toowong, Kelvin Grove, and Clayfield — continues to attract developer attention due to favourable zoning, proximity to employment centres, and strong end-buyer demand.

Step 1: Define Your Development Strategy

Before looking at any sites, clarify what you're trying to achieve:

Product type: Are you building townhouses, apartments, mixed-use, or land subdivision?
Scale: What's your target gross realisable value (GRV) and how many dwellings?
Risk profile: Are you comfortable with DA risk, or do you need a site with existing approvals?
Timeline: What's your development horizon — 12 months to completion, or a longer pipeline play?

Having these answers narrows your search dramatically and prevents wasted due diligence costs.

Step 2: Identify Target Locations

Not all suburbs are created equal for development. Key factors to evaluate:

Zoning: Check the Brisbane City Plan 2014 (or relevant council plan) for maximum building heights, density, and land use provisions
Infrastructure: Proximity to public transport, schools, retail, and employment nodes drives end-buyer demand
Comparable sales: What have similar completed projects achieved in price per square metre?
Supply pipeline: How many competing projects are in the DA or construction pipeline?

At ACRES, we maintain detailed market intelligence across Brisbane's key development corridors to help developers identify the right locations before they hit the open market.

Step 3: Conduct Preliminary Due Diligence

"Brisbane has emerged as one of Australia's most compelling markets for property development."

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Before committing to any site, investigate:

Title search: Confirm ownership, easements, covenants, and any encumbrances
Planning overlays: Check for flood, heritage, character, neighbourhood plan, or infrastructure overlays that may restrict development
Contamination risk: Review the Environmental Management Register (EMR) and Contaminated Land Register (CLR)
Services: Confirm capacity for water, sewer, stormwater, electricity, and telecommunications
Access and topography: Steep sites or sites with limited road frontage can significantly increase construction costs

Step 4: Run a Feasibility Study

A robust feasibility model is non-negotiable. Your feasibility should account for:

Land cost (including stamp duty, legals, and acquisition costs)
Construction cost (get a quantity surveyor estimate, not just a rate per square metre)
Professional fees (architect, town planner, engineer, project manager)
Finance costs (interest on acquisition and construction debt)
Statutory costs (infrastructure charges, council fees, plan sealing)
Sales and marketing costs (agent commissions, marketing budget)
Contingency (typically 5-10% of construction costs)
Developer's margin (target 20%+ of GRV for adequate risk-adjusted return)

Step 5: Negotiate and Secure the Site

Development site purchases often involve extended settlement terms, conditional contracts, or option agreements. Common deal structures include:

Conditional on DA: Purchase price is agreed, but settlement is contingent on obtaining development approval
Put and call option: Gives the developer an option to purchase while the DA is pursued
Extended settlement: Allows time for pre-sales and finance approval before settlement

An experienced property advisor can help structure the deal to protect your interests and manage risk throughout the process.

Step 6: Engage Your Professional Team

Assemble your team early:

Architect: Prepare concept plans and DA drawings
Town planner: Navigate the approval process and manage council negotiations
Civil engineer: Stormwater, earthworks, and site infrastructure
Quantity surveyor: Independent construction cost estimates
Project manager: Coordinate the delivery team from DA to completion
Sales agent: Market intelligence and pre-sales strategy

Frequently Asked Questions

How much deposit is needed for a development site?

A deposit of 5-10% of the purchase price is standard for development site acquisitions in Queensland. Conditional contracts may allow for a smaller initial deposit with the balance payable at unconditional date.

How long does it take to get DA approval in Brisbane?

A standard code-assessable application typically takes 6-12 weeks. Impact-assessable applications with public notification can take 3-6 months or longer depending on the complexity.

Should I buy a development site with or without approval?

Sites with existing approvals carry less risk but cost more. Buying without approval lets you design a tailored product but you bear DA risk and holding costs.

Suburbs Mentioned in This Article

Woolloongabba Kelvin Grove Clayfield West End Toowong

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Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/how-to-buy-a-development-site-in-brisbane | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.