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iSummary
Complete guide to splitter blocks in Queensland. How to identify if your block qualifies, the council approval process, costs, and expected returns from splitting your title.
Source: ACRES — Australian Commercial & Residential Group | acres.au
What Is a Splitter Block?
A splitter block is a residential property that can be divided into two separate lots. The term is used widely across South East Queensland to describe any block large enough to create a second title through a standard Reconfiguration of a Lot (ROL) application.
Splitter blocks are the simplest and most common form of land subdivision. If you own a block over 600m² in many parts of Brisbane, Logan, Moreton Bay, Gold Coast, or Ipswich, you may already be sitting on a splitter.
How to Identify a Splitter Block
Check Your Lot Size
Start with your property's lot size. You can find this on your rates notice, title search, or by measuring on Google Maps (rough guide only — always confirm with a surveyor).
Check the Minimum Lot Size
Each council has different rules:
Brisbane City Council:
| Zone | Min Lot Size | Min Frontage |
|---|---|---|
| Low Density Residential | 400m² | 10m |
| Low-Medium Density | 300m² | 10m |
| Character Residential | 450m² | 12m |
Logan City Council:
| Zone | Min Lot Size |
|---|---|
| Low Density Residential | 400m² |
| Low-Medium Density | 300m² |
Moreton Bay Regional Council:
| Zone | Min Lot Size |
|---|---|
| General Residential | 400m² |
| Medium Density Residential | 300m² |
Gold Coast City Council:
| Zone | Min Lot Size |
|---|---|
| Low Density Residential | 450m² |
| Medium Density Residential | 300m² |
The Simple Test
Your block size ÷ 2 ≥ minimum lot size = potential splitter
Example: 850m² block in Logan, Low Density zone (400m² minimum). 850 ÷ 2 = 425m². Each lot exceeds 400m². This is a splitter.
The Approval Process
"Splitter blocks are the simplest and most common form of land subdivision."
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Code Assessment vs Impact Assessment
In most SEQ councils, a two-lot subdivision that meets all the planning scheme requirements is code assessable. This means:
- No public notification required
- No neighbour objections
- Assessment against objective rules only
- Faster approval (typically 3-4 months)
If your block has overlays (flooding, heritage, character) or requires variations from the standard rules, it may become impact assessable, which involves:
- Public notification period (15-30 business days)
- Potential neighbour submissions
- Longer assessment (4-8 months)
What Council Looks For
- Lot sizes meet minimums — both lots must comply
- Frontage requirements — minimum road frontage for each lot
- Access — each lot has legal access to a public road
- Services — each lot can be independently serviced
- Stormwater — adequate drainage for both lots
- No adverse impacts — on streetscape, amenity, or environment
Costs Breakdown
| Item | Cost Range |
|---|---|
| Town planner | $2,500-$5,000 |
| Survey and plan of subdivision | $4,000-$8,000 |
| Civil and stormwater engineering | $3,000-$6,000 |
| Council application fee | $3,000-$6,000 |
| Infrastructure charges | $25,000-$50,000 |
| Civil works (driveway, services) | $20,000-$50,000 |
| Legal and title registration | $2,000-$4,000 |
| Total | $60,000-$129,000 |
Infrastructure charges are the biggest variable. Brisbane City Council charges approximately $30,000-$40,000 per additional lot. Other councils vary.
Expected Returns
The return depends entirely on where the block is located:
| Location | New Lot Value | Subdivision Cost | Net Profit |
|---|---|---|---|
| Inner Brisbane | $500,000-$800,000 | $100,000 | $400,000-$700,000 |
| Logan (Springwood, Daisy Hill) | $300,000-$450,000 | $80,000 | $220,000-$370,000 |
| Moreton Bay (North Lakes) | $350,000-$500,000 | $85,000 | $265,000-$415,000 |
| Gold Coast (Robina, Southport) | $400,000-$600,000 | $90,000 | $310,000-$510,000 |
Common Pitfalls
- Underestimating infrastructure charges — always get a council estimate before committing
- Ignoring sewer and stormwater — these are often the most expensive service connections
- Not checking for easements — existing drainage or services easements can restrict lot layout
- Forgetting the driveway — a battle-axe driveway to council standard can cost $20,000-$40,000
- Starting without a planner — a $3,000 planning report can save $30,000 in mistakes
Is Your Block a Splitter?
Take 2 minutes to check:
- Look up your lot size on your rates notice
- Check your zoning on your council's mapping tool
- Divide your lot size by 2
- Compare to the minimum lot size for your zone
If the numbers work, your next step is a professional assessment. Request a free splitter block analysis from our team and we will confirm your block's potential within 48 hours.
Frequently Asked Questions
What does splitter block mean?
A splitter block is a residential property large enough to be legally divided into two separate lots. The term is commonly used in South East Queensland to describe blocks with subdivision potential.
How long does it take to split a block in Brisbane?
The full process from engaging a planner to receiving separate titles typically takes 9-15 months. The council assessment phase is usually 3-6 months, with civil works and title registration taking an additional 3-6 months.
Do I need to demolish my house to split my block?
Not necessarily. If your house is positioned at the front of the block with adequate setbacks, you can create a rear lot behind your existing home. Many splitter block subdivisions retain the existing dwelling.
Suburbs Mentioned in This Article
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Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/splitter-block-guide-queensland | 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
