If you're a Brisbane property owner looking to unlock the value of your land, subdivision can be an excellent investment. But before you start planning, you need to know: what's the minimum land size required to subdivide in Brisbane?
The answer depends on:
- Your property's zoning
- Location within Brisbane
- Brisbane City Council's planning scheme
In this guide, we'll break down the minimum lot sizes for different zones, explain the subdivision process, and help you determine if your property is suitable.
Minimum Lot Sizes by Zone in Brisbane
Low Density Residential Zone
This is the most common residential zoning in Brisbane suburbs. The standard minimum lot size is 400m² for standard subdivisions, with some character or flood-affected areas requiring 450m².
Most suburban blocks on Brisbane's southside and northside fall into this category. If you have a 600m² or larger block in a low density residential zone, you may be able to subdivide into two lots.
Character Residential Zone
These areas preserve Brisbane's character housing and typically require larger lots — 600m² minimum in most areas, with some character precincts requiring 800m² or more.
Common in suburbs like:
- Bardon
- Paddington
- Red Hill
- Parts of Wynnum and Manly
Medium Density Residential Zone
Areas designated for medium density development offer more flexible subdivision options: 300m² to 400m² minimum depending on specific precinct codes. These zones are increasingly common in inner-city Brisbane and along major transport corridors.
Large Lot Residential Zone
Rural and semi-rural areas on Brisbane's outskirts have much larger requirements: 2,000m² to 5,000m² or more, depending on the precinct and environmental factors.
Other Factors That Affect Subdivision
Even if your block meets the minimum size, council also considers:
- Frontage width: Most lots need a minimum street frontage (often 15m or more)
- Lot configuration: Lots must be practical shapes
- Access: Each lot needs legal access to a public road
- Services: Connection to water, sewer, stormwater, and electricity
- Heritage overlays: Properties in heritage areas face additional restrictions
- Flood and bushfire zones: Environmental hazards can limit subdivision
Brisbane Southside vs Northside Subdivision
Brisbane Southside
Popular suburbs include:
- Sunnybank
- Carindale
- Mount Gravatt
- Wishart
- Coorparoo
Many southside properties are zoned low density residential with 400m² minimums, making subdivision viable for standard 600m²+ blocks.
Brisbane Northside
Suburbs like Chermside, Kedron, Aspley, and Albany Creek follow similar patterns. Character suburbs like Clayfield and Ascot have stricter controls with larger minimum lot sizes.
The Brisbane Subdivision Process
- Feasibility Assessment — Check zoning, overlays, physical constraints. An experienced surveyor can provide guidance here.
- Survey and Planning — Professional subdivision survey of existing features and proposed lot boundaries.
- Development Application (DA) — Submit to Brisbane City Council (typically 15-30 business days assessment).
- Approval and Conditions — Meet infrastructure, easement, and bond requirements.
- Plan Sealing and Registration — Final survey plan lodged with Queensland Department of Resources to create new titles.
The entire process typically takes 4 to 12 months from initial feasibility to final registration.
How Much Does Subdivision Cost?
Budget for these typical costs for a standard two-lot subdivision:
- Survey and planning: $4,500 to $12,000+
- Council application fees: $2,000 to $5,000+
- Legal and title registration: $2,000 to $4,000
- Infrastructure and services: $10,000 to $50,000+ (highly variable)
- Total: $20,000 to $80,000+
Despite these costs, subdivision can significantly increase your total property value, often by $200,000 to $500,000+ for well-located Brisbane properties.
Frequently Asked Questions
Can I subdivide a 600m² block in Brisbane? +
In most low density residential zones, yes — the minimum lot size is typically 400m². However, you'll need to meet frontage, access, and other council requirements. We recommend a feasibility assessment before proceeding.
How long does subdivision take in Brisbane? +
Typically 4 to 12 months from initial planning to final title registration. This includes survey work, DA processing, meeting approval conditions, and plan registration.
Do I need a surveyor for subdivision in Brisbane? +
Yes, professional surveying is mandatory. Only qualified surveyors can prepare the cadastral plans required by Brisbane City Council and the Queensland Department of Resources.
What's the cost to subdivide land in Brisbane? +
Budget between $20,000 and $80,000+ for a standard two-lot residential subdivision, including surveying, council fees, legal costs, and infrastructure works.
Get Your Free Subdivision Consultation
Thinking about subdividing your Brisbane property? City Surveyors Brisbane offers free subdivision consultations. Call (07) 3477 9914 to discuss your project with our experienced team.