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iSummary
How to sell the back of your block in Brisbane. Step-by-step guide to rear lot subdivision covering costs, council approval, timelines, and how much you could make.
Source: ACRES — Australian Commercial & Residential Group | acres.au
Keep Your Home, Sell Your Land
One of the most powerful financial moves a large block owner can make is selling the rear portion of their property while keeping their home on the front lot. It is a way to unlock hundreds of thousands of dollars without moving.
This is known as a rear lot subdivision or splitter block arrangement, and it is increasingly common across Brisbane as land values rise and big blocks become rare.
Is Your Block Suitable?
Position of Your House
The most important factor is where your house sits on the block. If it is positioned towards the front third of the property with adequate setbacks from the proposed new boundary, a rear lot subdivision is feasible.
Minimum Lot Sizes
Both the retained front lot and the new rear lot must meet the minimum lot size requirements for your zone. In Low Density Residential:
- Front lot: minimum 400m²
- Rear lot: minimum 400m²
- Total block: minimum 800m²
Access to the Rear Lot
The rear lot needs legal access to the street. This is typically achieved through:
- A driveway easement over the front lot (3-4m wide)
- A battle-axe handle — a narrow strip of land connecting the rear lot to the street
- Dual street frontage — if you are on a corner, the rear lot may have its own street access
Services
The rear lot needs independent connections to water, sewer, stormwater, electricity, and telecommunications. If your existing services run through the area that will become the rear lot, they may need to be relocated.
The Process Step by Step
1. Engage a Town Planner (Week 1-2)
A planner will assess your block against council's planning scheme and advise on:
- Whether subdivision is code assessable (simpler) or impact assessable (more complex)
- The likely lot layout and access configuration
- Any overlay issues (flooding, vegetation, character)
- Estimated council infrastructure charges
Cost: $2,000-$4,000
2. Survey and Design (Week 2-4)
A surveyor prepares the proposed lot layout (plan of subdivision). A civil engineer designs the driveway, drainage, and service connections.
Cost: $5,000-$10,000
3. Lodge with Council (Week 4-6)
Your planner lodges a Development Application for Reconfiguration of a Lot (ROL). In Brisbane, a straightforward two-lot subdivision is typically code assessable, meaning it is assessed against the planning scheme rules without public notification.
Timeline: 3-6 months for council decision
"Keep Your Home, Sell Your Land One of the most powerful financial moves a large block owner can make is selling the rear portion of their property while keeping their home on the front lot."
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4. Comply with Conditions (After Approval)
Council approval comes with conditions. Typical conditions include:
- Infrastructure charges ($30,000-$50,000 per new lot in Brisbane)
- Driveway construction to council standards
- Service connections and relocations
- Stormwater management
- Landscaping or fencing requirements
Cost: $20,000-$60,000 depending on complexity
5. Register the New Title (2-4 Weeks After Compliance)
Once all conditions are met, your surveyor lodges the plan with the Titles Office. You now have two separate titles.
6. Sell the Rear Lot
With a registered title, you can sell the vacant rear lot on the open market. Vacant land in established suburbs is in high demand from owner-builders and small developers.
What Will the Rear Lot Be Worth?
Vacant lots in established Brisbane suburbs command premium prices due to scarcity:
| Location | Typical Rear Lot Value |
|---|---|
| Inner suburbs (Coorparoo, Greenslopes, Annerley) | $450,000-$700,000 |
| Middle ring (Holland Park, Mount Gravatt, Chermside) | $350,000-$550,000 |
| Outer suburbs (Capalaba, Strathpine, Forest Lake) | $250,000-$400,000 |
Total Costs vs Total Return
Typical costs for a two-lot subdivision:
| Item | Cost |
|---|---|
| Town planner | $3,000 |
| Surveyor | $7,000 |
| Civil engineering | $5,000 |
| Council application fees | $5,000 |
| Infrastructure charges | $35,000 |
| Driveway and services | $30,000 |
| Contingency (10%) | $8,500 |
| Total | $93,500 |
If the rear lot sells for $450,000, your net profit is approximately $356,500. That is money you receive while staying in your home.
Common Challenges
Shared Driveway Management
If access to the rear lot is via a driveway easement over your front lot, you will need a maintenance agreement. This is standard and your solicitor will draft it.
Neighbour Concerns
Neighbours may have concerns about increased traffic, privacy, or construction. While code assessable applications do not require neighbour notification, maintaining good relationships is worth addressing concerns proactively.
Timing the Market
If possible, sell the rear lot when demand is strong and listings are low. Spring and early autumn are typically the strongest periods in Brisbane.
Get Started
The first step is understanding whether your block qualifies. Request a free large block assessment and we will review your property's subdivision potential within 48 hours.
Frequently Asked Questions
Can I sell the back of my block without moving?
Yes. If your house is positioned at the front of the block, you can subdivide and sell the rear portion while continuing to live in your home. This is one of the most common subdivision arrangements in Brisbane.
How much does it cost to subdivide and sell the back of my block?
A typical two-lot subdivision in Brisbane costs $60,000-$120,000 including planning, surveying, council fees, infrastructure charges, and civil works. The rear lot typically sells for $300,000-$700,000 depending on location.
Will subdividing reduce the value of my remaining home?
Your home on the reduced front lot may see a modest reduction in land value, but this is typically far outweighed by the proceeds from selling the rear lot. Net wealth increases substantially in almost all cases.
Suburbs Mentioned in This Article
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Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/sell-back-half-of-block-brisbane | 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
