34 property owners in South East Queensland requested assessments this month
iKey Facts
- •Low Medium Density Residential (LMR) zoning permits dwellings, dual occupancy, and townhouses up to 3 storeys (typically 8.5-10.5m)
- •LMR is the workhorse of Brisbane medium-density development — present in dozens of inner and middle-ring suburbs
- •Typical LMR site cover: 50-60% (lots <450 sqm get 60%, larger lots 50%)
- •A 600 sqm LMR block can typically yield 3-4 townhouses or a 6-8 unit small apartment building
- •ACRES advises on LMR development opportunities across Brisbane and SEQ — contact 07 3096 0542
The Short Answer
Low Medium Density Residential (LMR) is a Brisbane City Plan 2014 zoning category that sits between detached residential (Low Density) and apartment-scale residential (Medium Density and above). LMR zones permit dwelling houses, dual occupancies, multiple dwelling (townhouses), and small-scale apartment buildings — typically up to 3 storeys.
LMR is the most common medium-density zoning across Brisbane's inner and middle-ring suburbs and is the entry-level zoning for a property to have meaningful development value beyond residential use.
What LMR Permits
The Low Medium Density Residential Zone Code lists permitted uses including:
- Dwelling house (single residential)
- Dual occupancy (two attached or detached dwellings on one lot)
- Multiple dwelling (townhouses, villas, small apartment buildings)
- Rooming accommodation (boarding house, hostel)
- Home-based business (subject to scale)
- Community-care facilities (subject to design)
In a typical inner-Brisbane LMR street you'll see a mix of older houses, newer townhouse developments, and occasional 3-storey apartment buildings — all coexisting under the same zone.
Height Limits in LMR
Height in LMR is generally:
- 8.5m (approximately 2 storeys) for sites in some neighbourhood plans
- 10.5m (approximately 3 storeys) for the standard LMR
- 9.5m in character-overlay LMR areas (preserves traditional Queenslander roofline)
Always check the Maximum Height Overlay map at eplan.brisbane.qld.gov.au for the binding height limit on a specific site.
Site Cover and Setbacks
LMR site cover (the percentage of the lot that can be built on at ground level):
- Lots <450 sqm: 60% site cover
- Lots 450 sqm and above: 50% site cover
"LMR is the most common medium-density zoning across Brisbane's inner and middle-ring suburbs and is the entry-level zoning for a property to have meaningful development value beyond residential use."
Speak with our team
ACRES provides expert property advisory across Australia.
Brisbane Zoning Cheat Sheet 2026
Every residential zoning code explained in plain English. What you can build, height limits, and value implications — all 12 SEQ councils.
24 pages · PDFNo spam. Unsubscribe anytime.
Standard setbacks: 4-6m front, 1.5-3m sides, 6m rear (lower floors).
Typical Yields on LMR Sites
For a developer or savvy landowner, the practical yield depends on lot size:
| Lot Size | Typical Yield |
|---|---|
| 400-500 sqm | 1-2 dwellings (often dual occupancy) |
| 500-700 sqm | 2-3 townhouses |
| 700-1,000 sqm | 3-5 townhouses or 4-7 small apartments |
| 1,000-1,500 sqm | 5-9 townhouses or 8-12 small apartments |
| 1,500+ sqm | 10+ dwellings (small apartment building) |
These yields assume regular site shape, no flood/heritage overlays, and 10.5m height. Constraints reduce yield materially — see Development Site Red Flags That Reduce Land Value.
What LMR Means for Land Value
LMR is the threshold zone where land begins to have meaningful development value. Typical LMR development land in Brisbane's inner suburbs trades at:
- $1,500-$2,500 per square metre for clean inner-city LMR sites
- $1,000-$1,800 per square metre for middle-ring LMR sites
- $600-$1,200 per square metre for outer-ring LMR sites
Compared with the same site in pure Low Density (single-house) zoning, LMR typically adds 30-80% to land value. Sites that can be amalgamated with neighbours into larger LMR parcels can compound that uplift.
Common Brisbane Suburbs With LMR Zoning
LMR is widespread across Brisbane. Common suburbs with significant LMR coverage include:
- Coorparoo, Greenslopes, Stones Corner, Holland Park
- Camp Hill, Carina, Carindale
- Annerley, Yeronga, Tarragindi
- Wilston, Windsor, Lutwyche, Wooloowin
- Indooroopilly, Taringa, Auchenflower (parts)
- Ashgrove, The Gap (parts)
- Morningside, Bulimba, Hawthorne (parts)
Check your specific address at eplan.brisbane.qld.gov.au for binding zoning.
LMR vs Other Zones — Quick Comparison
| Zone | Height | Yield Profile |
|---|---|---|
| Low Density Residential (LDR) | 8.5m | 1 dwelling per lot typically |
| Low Medium Density (LMR) | 8.5-10.5m | 2-3 storeys, townhouses & small apts |
| Medium Density Residential (MDR) | 12-15m | 4-5 storey apartments |
| High Density Residential (HDR) | 21m+ | 6+ storey apartments |
| Mixed Use 1 (MU1) | 8.5-50m+ | Apartments + commercial |
Frequently Asked Questions
Can I build townhouses on any LMR block?
Generally yes, subject to lot size, services, and LMR code compliance. Lots <450 sqm typically need 2 dwellings to be feasible; 600+ sqm supports 3+.
How tall can I build on LMR?
Usually 3 storeys (10.5m). Some neighbourhood plans cap at 8.5m / 2 storeys in character-overlay areas.
Is LMR property worth more to a developer than a home buyer?
For sites 500 sqm+ in inner/middle-ring suburbs, almost always yes — typically 20-50% more.
Difference between LMR and MDR?
LMR up to 3 storeys (townhouses, small apts); MDR 4-5 storeys (larger apartment buildings). Land value step typically 30-60%.
Suburbs Mentioned in This Article
Free Zoning Check
Not sure what you can build on your property? Our team will review your zoning, overlays, and constraints — completely free, no obligation.
What property do you want assessed?
Our team will review your zoning, block size, and development potential.
100% free. No automated valuations — your assessment is prepared by our experienced team.
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/what-is-low-medium-residential-zoning-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
