34 property owners in South East Queensland requested assessments this month
iSummary
Brisbane suburbs being rezoned in 2026. Current and upcoming zoning changes, how rezoning increases property values, and what landowners in affected areas should know.
Source: ACRES — Australian Commercial & Residential Group | acres.au
Rezoning: The Fastest Way Property Values Increase
When council changes a property's zoning from Low Density to Medium Density, the land value can increase 30-60% overnight. No renovations, no improvements — just a change in what is permitted on the land.
Understanding where rezoning is happening (and where it is likely to happen next) is one of the most valuable pieces of information a property owner can have.
Current Rezoning Activity in Brisbane (2026)
Cross River Rail Precincts
The most significant rezoning activity is occurring around CRR station precincts:
Woolloongabba: Large areas being reassessed for higher density around the new underground station. Current Low Density pockets within 800m are under review for upzoning to Low-Medium or Medium Density.
Boggo Road / Dutton Park: The Boggo Road Urban Village is driving rezoning of surrounding residential areas to accommodate transit-oriented development.
Bowen Hills / Exhibition: Continued expansion of the high-density zone around the RNA precinct and new Exhibition station.
Brisbane Metro Corridors
The Brisbane Metro bus rapid transit project is also influencing zoning reviews along its corridors:
- Herston — Around the new Metro stop, increased density being assessed
- Toowong — Already medium density, but height limits under review
- Woolloongabba — Overlapping with CRR uplift
Growth Area Zoning Changes
Several outer suburbs are being rezoned from low-density or emerging community zones to accommodate population growth:
"Rezoning: The Fastest Way Property Values Increase When council changes a property's zoning from Low Density to Medium Density, the land value can increase 30-60% overnight."
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- Rochedale — Significant new residential zones opening up
- Pallara/Heathwood — Emerging community areas transitioning to residential
- Wakerley/Capalaba West — New residential zoning corridors
How to Know If Your Suburb Is Next
Strong Indicators of Upcoming Rezoning
- New transport infrastructure within 1km — rail stations, bus interchanges, Metro stops
- Council neighbourhood plan review announced — councils review plans periodically
- Increased development applications in your street — developers are anticipating change
- State government growth corridor designation — SEQ Regional Plan updates
- Council infrastructure investment — new parks, road upgrades, community facilities
Where Rezoning Is Most Likely (Next 2-5 Years)
| Suburb | Current Zone | Likely Future Zone | Driver |
|---|---|---|---|
| Moorooka | LDR | LMDR | Train station proximity |
| Yeronga | LDR / LMDR | LMDR / MDR | CRR, Green Bridge |
| Fairfield | LDR | LMDR | CRR corridor |
| Salisbury | LDR | LMDR | Train station, Nathan campus |
| Carseldine | LDR | LMDR/MDR | Carseldine Village development |
| Breakfast Creek | Mixed | MDR/High Density | Howard Smith Wharves precinct |
What Rezoning Means for Your Property Value
The value impact depends on the degree of change:
| Zoning Change | Typical Value Increase |
|---|---|
| LDR → LMDR | 15-30% |
| LDR → MDR | 30-60% |
| LMDR → MDR | 15-25% |
| Residential → Mixed Use | 40-80% |
These are indicative ranges. The actual increase depends on site characteristics, location, and market conditions.
Should You Sell Before or After Rezoning?
Before Rezoning (Current Zoning)
- Lower sale price but immediate certainty
- Buyer takes the rezoning risk
- You avoid the 1-3 year wait for council review
After Rezoning (New Zoning)
- Higher sale price reflecting increased potential
- Larger developer buyer pool
- May take 1-3 years for the change to occur
The Smart Play
Some sophisticated sellers obtain a pre-lodgement assessment from council that indicates likely support for higher density, then market the property with this information. This captures some of the rezoning premium without waiting for the formal change.
Talk to our team about whether your property is in a rezoning corridor and the best timing strategy.
Frequently Asked Questions
How do I know if my suburb is being rezoned?
Check your council website for planning scheme amendment notices. Subscribe to council planning newsletters. Watch for increased development activity in your suburb and new infrastructure projects within 1km — these are strong indicators of upcoming zoning changes.
How much does rezoning increase property value?
A change from Low Density to Medium Density Residential typically increases land value by 30-60%. From Low Density to Low-Medium Density, the increase is typically 15-30%. The exact impact depends on location, block size, and site constraints.
Can I request that council rezone my property?
You can make a submission during planning scheme review periods, but individual property rezoning is uncommon. Zoning changes typically occur across precincts or neighbourhoods. Council considers transport capacity, infrastructure, and community need when assessing rezoning.
Suburbs Mentioned in This Article
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Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/suburbs-being-rezoned-brisbane-2026 | 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
