iKey Facts
- •Top 5 factors developers assess: zoning code, lot dimensions, slope, flood/overlay status, and end-buyer demand
- •Minimum lot size for duplex development in Brisbane is typically 400m2; for townhouses, 800m2+
- •Corner blocks command 10-25% premiums due to dual frontage and flexible design options
- •Developers prefer sites with existing DA approval — it reduces risk and speeds up project timelines
- •Proximity to train stations, schools, and shopping adds 5-15% to development site values
Thinking Like a Developer
When a developer looks at your property, they don't see a home — they see a mathematical equation. Understanding what drives their calculations helps you position your property for maximum value and anticipate the questions they'll ask.
The Developer's Checklist
1. Zoning and Yield
The first thing any developer checks is the zoning. This determines:
- What can be built (houses, townhouses, apartments, mixed-use)
- How high (number of storeys)
- How dense (number of dwellings per hectare or plot ratio)
- The yield — how many saleable dwellings or lots can be achieved
A developer buying a 1,000m² site zoned for 5-storey apartments will pay dramatically more than for the same site zoned for townhouses — because the yield (and therefore revenue) is much higher.
2. Site Dimensions and Shape
Not all 800m² blocks are created equal. Developers prefer:
| Feature | Why It Matters |
|---|---|
| Wide frontage (15m+) | Allows efficient building design and compliant setbacks |
| Regular rectangular shape | Maximises usable area, simpler construction |
| Flat topography | Reduces earthworks and retaining wall costs |
| Corner position | Dual access, better apartment amenity, often higher density allowance |
| North orientation | Premium for residential end-buyers, easier compliance with amenity codes |
3. Constraints and Overlays
Developers will investigate every planning overlay on your property:
"Understanding what drives their calculations helps you position your property for maximum value and anticipate the questions they'll ask."
Position your site for maximum value
Our team knows exactly what developers want.
- Flood overlay: May require elevated ground floors, reducing ground-level yield
- Heritage overlay: Can prevent demolition or restrict design
- Character overlay: May limit height or require sympathetic design
- Airport noise overlay: Requires acoustic treatment, increasing construction costs
- Vegetation protection: May reduce developable area
The fewer constraints, the more a developer will pay.
4. Access and Services
Practical site considerations matter:
- Vehicle access: Sufficient width for a driveway and basement entry
- Rear lane access: Highly valued — separates pedestrian and vehicle entries
- Sewer and stormwater: Adequate capacity for the proposed development
- Electricity: Three-phase power availability for larger developments
- Telecommunications: NBN or fibre connectivity
5. Market Demand for the End Product
A developer won't buy your site unless they're confident the completed product will sell. They assess:
- Recent sales of comparable new product in the area
- Current supply pipeline (how many competing projects are underway)
- Demographic trends (who is buying in this suburb and what do they want?)
- Price sensitivity (what price point will the market support?)
6. Existing Improvements
Ironically, a rundown house on a large block can be more attractive to a developer than a renovated one — because:
- Demolition costs are relatively minor ($15,000-$30,000 for a standard house)
- A renovated house increases the seller's price expectations but doesn't change the development value
- Vacant or easily demolished sites allow faster project commencement
How to Make Your Property More Attractive to Developers
- Know your zoning and be able to articulate the development potential
- Get a survey (boundary survey at minimum) — it saves the developer time and shows you're serious
- Resolve any title issues (caveats, boundary disputes, unclear easements)
- Obtain preliminary planning advice if possible — even a pre-lodgement meeting summary adds value
- Engage a specialist agent who can present your site with a development lens, not just as a house
Frequently Asked Questions
What do developers look for when buying land?
Developers evaluate zoning and yield potential, site dimensions, planning constraints, access and services, and market demand for the end product. Wide, flat, regular-shaped blocks in medium-to-high density zones are most attractive.
Should I approach developers directly to sell my land?
Direct approaches typically achieve lower prices. A specialist agent creates competitive tension by exposing the site to multiple developers simultaneously, driving higher offers.
Does a renovated house increase development site value?
No. Development site value is based on what can be built, not what currently exists. A rundown house on a large block can actually be more attractive because the site is easier to redevelop.
What block size do developers want in Brisbane?
Minimum 400m² for duplexes, 600-800m² for townhouses, and 1,500m²+ for unit developments. Corner blocks and through-lots are preferred due to design flexibility.
Do overlays affect my development site value?
Yes. Flood, heritage, character, and vegetation overlays can restrict what can be built and reduce site value. Always check both zoning AND overlays before marketing your property.
How does frontage width affect development potential?
Most councils require minimum 15-18m frontage for townhouse development. Wider blocks (20m+) allow more design options and typically command higher prices.
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/what-developers-look-for-when-buying-your-land | 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
