iSummary
What are developers paying for land in Red Hill Brisbane? Current development site pricing, benchmarks, and what drives land values.
Source: ACRES — Australian Commercial & Residential Group | acres.au
Red Hill Development Site Pricing
Red Hill development sites attract strong demand from developers targeting Brisbane's inner-ring growth corridor. Red Hill is defined by its elevated topography — many properties enjoy panoramic views of the Brisbane CBD, river, and surrounding ranges. This natural amenity, combined with heritage Queenslander character and proximity to Paddington and Kelvin Grove, creates a unique inner-city residential proposition.
Current Price Benchmarks
| Site Type | Typical Size | Price Range | Price per m² |
|---|---|---|---|
| Character house lot | 400-600m² | $1.0M - $1.8M (residential) | N/A — character protected |
| MDR site (no overlay) | 500-700m² | $1.2M - $2.0M | $2,200 - $3,000 |
| View site (HDR/Centre) | 600m²+ | $2.0M - $4.0M+ | $3,000 - $5,000+ |
These figures represent what developers will pay — often significantly above standard residential market value.
What Drives Price Variation in Red Hill
"Red Hill Development Site Pricing Red Hill 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 Waterworks Road, Musgrave Road, Enoggera Terrace, and Kennigo Street 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 Red Hill Compares
Red Hill's view sites command premiums that few other inner-city suburbs can match. Properties with unobstructed city views in suitable zones are among the most valuable development sites in the inner west.
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 Red Hill?
Pricing varies by zone and site characteristics. MDR site (no overlay) sites typically sell for $1.2M - $2.0M.
Are Red Hill development site prices still rising?
Yes. Limited supply and strong demand continue to support price growth in Red Hill.
How much more will a developer pay vs a home buyer in Red Hill?
Developers typically pay 40-120% above residential value depending on zoning. A specialist agent can provide an accurate assessment.
Suburbs Mentioned in This Article
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/red-hill-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.
Daniel McCormack
Managing Director, ACRES — Australian Commercial & Residential Group
