What Developers Are Paying for Land in Thornlands

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

iSummary

What are developers paying for land in Thornlands? Current development site pricing, benchmarks, and what drives land values in the Redlands and Moreton Bay.

Source: ACRES — Australian Commercial & Residential Group | acres.au

Thornlands Development Site Pricing

Thornlands development sites attract growing demand from developers targeting the Redlands and Moreton Bay's growth. Thornlands is one of the Redlands' fastest-growing residential suburbs, attracting families with newer housing stock and established school catchments. Proximity to Cleveland provides rail and waterfront access without the premium pricing.

Current Price Benchmarks

Site Type	Typical Size	Price Range	Price per m²
Standard house lot	400-600m²	$580K - $880K	$1,100 - $1,500
LMR zone site	600-1,000m²	$800K - $1.3M	$1,100 - $1,500
Larger development lot	1,000m²+	$1.0M - $2.0M	$800 - $1,200

These figures represent what developers will pay — often significantly above standard residential market value.

What Drives Price Variation in Thornlands

"Thornlands Development Site Pricing Thornlands development sites attract growing demand from developers targeting the Redlands and Moreton Bay's growth."

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Zoning and Height

The single biggest price driver. Higher density zoning allows more dwellings, generating more revenue, which means developers can pay more for the land.

Location Within the Suburb

Properties on or near Boundary Road, Cleveland-Redland Bay Road, Valley Way, and Ziegenfusz Road 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 Thornlands Compares

Thornlands offers newer housing stock at more accessible pricing than Cleveland and Wellington Point. Growth demographics support townhouse and medium-density development.

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 Thornlands?

Pricing varies by zone. LMR zone site sites typically sell for $800K - $1.3M.

Are Thornlands development site prices still rising?

Yes. Limited supply and strong demand continue to support price growth in Thornlands.

How much more will a developer pay vs a home buyer in Thornlands?

Developers typically pay 40-100% above residential value depending on zoning. A specialist agent can provide an accurate assessment.

Suburbs Mentioned in This Article

Thornlands Cleveland Redland Bay Wellington Point

Published by ACRES — Australian Commercial & Residential Group

Source: acres.au/insights/thornlands-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.