Casa Daily · SEQ property Q&A
The questions SEQ developers actually ask — answered.
Plain English. Worked SEQ examples. No fluff. Every answer is written for the mum-and-dad investor and the small developer making real decisions about real Brisbane, Gold Coast, Sunshine Coast, Moreton Bay, Logan, Redland and Ipswich blocks.
Can I subdivide my block in Brisbane?
Whether you can subdivide depends on three things: zoning, lot dimensions, and overlays. In Brisbane, the LMR zone with 1,200m²+ frontage 18m+ is the textbook 1→2 subdivision case. Anything outside those parameters needs a closer look.
Read the full answerHow much does it cost to subdivide a block in Brisbane?
All-in cost for a typical 1→2 lot Code Assessable Brisbane subdivision: $90,000–$180,000 excluding land and finance. Infrastructure charges alone are ~$28K per new lot.
Read the full answerWhat can I build on my block in SEQ?
It depends on the zone, sub-precinct, lot dimensions, and overlays. In SEQ, the same 800m² lot can carry anything from a single dwelling to a 4-pack of townhouses depending on what the planning scheme actually permits.
Read the full answerHow do I find DA history for a property?
Each SEQ council has its own DA search portal — Brisbane uses PD Online, Gold Coast uses CityPlan, etc. Casa Daily aggregates all of them in one searchable surface, plus shows DAs spatially within 500m of any address.
Read the full answerDo I need a town planner to subdivide a block?
Legally, no. Practically, depends. Code Assessable RoL applications in well-precedented zones are within reach of an organised owner-developer using Casa Daily. Impact Assessable, character-precinct, or anything with significant overlays — engage a planner.
Read the full answerHow long does a DA take in Queensland?
Code Assessable: 35–65 business days. Impact Assessable: 80–150 business days including public notification. Add 4–12 weeks for any Information Request cycle. Total real-world median: 9–18 months from offer to operational works approval.
Read the full answerWhat is the minimum lot size in Brisbane LMR?
Brisbane LMR standard minimum lot size for a 2-lot subdivision is 600m² per resulting lot. Small Lot Housing precincts permit minimums down to 250m² with 8m frontage.
Read the full answerDo I need a DA for a granny flat in Brisbane?
No, if the secondary dwelling stays under 80m² GFA, complies with setbacks and height, and is the only secondary dwelling on the lot — Brisbane City Plan treats it as Accepted Development. You still need Building Works approval through a building certifier, not council.
Read the full answerWhat is MCU in Queensland planning?
MCU stands for Material Change of Use — one of the four DA types defined by the Queensland Planning Act. You need an MCU when you start a new use, materially change the intensity of an existing use, or re-establish a lapsed use.
Read the full answerWhat are the best suburbs to subdivide in Brisbane?
Brisbane's most active subdivision suburbs sit in the LMR zone with deeper post-war lot stock — Coorparoo, Annerley, Moorooka, Holland Park, Wavell Heights, Stafford, Salisbury, Mount Gravatt. Each has a different angle on cost, frontage, and overlay risk.
Read the full answerWhat are the best suburbs for granny flats in SEQ?
Moreton Bay's growth corridor (Caboolture, Burpengary, Morayfield, Kallangur) and Logan's southern suburbs (Crestmead, Marsden, Loganlea) deliver the best secondary-dwelling yield in SEQ — permissive rules, deep lots, strong rental demand.
Read the full answerWhat is RoL in Queensland planning?
RoL stands for Reconfiguration of a Lot — the Queensland planning term for subdivision (and boundary realignment). It's one of the four DA types under the Planning Act 2016.
Read the full answerHow do I find development sites in Brisbane?
Three approaches: 1) Manual REA scanning (slow, low signal). 2) Buyers' agent retainers ($5K-$15K/month). 3) Daily AI-scored briefs like Casa Daily ($500/month). The first two haven't kept up with how SEQ council planning actually works.
Read the full answerWhat's the difference between Code Assessable and Impact Assessable?
Code Assessable: assessed against codes only, no public notification, no third-party appeals, ~5-13 weeks. Impact Assessable: assessed against the whole planning scheme, 15-day public notification, third-party appeal rights, ~16-30 weeks.
What is an Information Request (IR)?
An Information Request is the council's formal demand for additional information during DA assessment. Each IR cycle pauses the assessment clock and typically adds 4-12 weeks to your timeline.
How much do infrastructure charges cost in SEQ?
Brisbane City: ~$28K per new residential lot. Logan: ~$20K. Moreton Bay: ~$22K. Ipswich: ~$18K. Gold Coast: ~$26K. Sunshine Coast: ~$24K. Per additional dwelling (not new lot) is typically 50-70% of the per-lot rate.
What's the difference between a duplex and a dual occupancy?
In Queensland planning vocabulary, a duplex is a *type* of dual occupancy where the two dwellings are physically attached. Dual occupancy is the broader category covering attached pairs (duplexes), detached pairs, and front/rear arrangements.
What is a 'Properly Made Application'?
A Properly Made Application (PMA) is a DA that the council has confirmed includes all mandatory information and fees. The 35-day assessment clock only starts on the date the application is deemed properly made — usually 5-10 business days after lodgement.
What zone is my property in?
Each council publishes a planning scheme map online — Brisbane uses City Plan, Gold Coast uses CityPlan, etc. Casa Daily aggregates all of them: search any SEQ address and we return the zone, sub-precinct, and every binding overlay in one view.
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