Casa Daily · cost guides
What does SEQ property development actually cost?
Indicative all-in cost ranges for the four most common small-developer projects across South-East Queensland — every line item, every variable, every council-by-council nuance.
Cost guide
Subdivision cost in Brisbane
$108,000–$193,000
1→2 lot RoL, excluding land
Indicative all-in cost for a 1→2 lot Code Assessable Brisbane subdivision is $108,000–$193,000 excluding the original land purchase. Infrastructure charges (~$28K per new lot) and operational works construction ($40K–$90K) are the largest line items. 1→3 subdivisions typically run $180,000–$300,000.
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Duplex / dual occupancy build cost in Brisbane
$1,850,000–$2,550,000
complete duplex project including land
Indicative all-in cost for a Brisbane LMR duplex (dual occupancy) project: land $1.0M–$1.4M, build $700K–$950K (both dwellings), planner/architect/engineer $40K–$70K, infrastructure charges $30K–$45K, finance and holding $80K–$140K. Total project cost $1.85M–$2.55M. End-product value $2.2M–$3.0M combined. Gross development margin 18–28%.
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Townhouse development cost in Brisbane
$3,800,000–$4,700,000
complete 4-pack townhouse project including land
Indicative all-in cost for a Brisbane LMR2 4-pack townhouse project: land $1.0M–$1.4M, build $2.4M–$2.8M (4 × 3-bed at $600–700K each), planner/architect/engineer $80K–$120K, infrastructure charges $60K–$80K, finance and holding $200K–$300K. Total project cost $3.8M–$4.7M. End values $4.6M–$5.6M (4 × $1.15M–$1.4M each). Gross developer margin 16–22%.
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Granny flat cost in Brisbane
$180,000–$280,000
turn-key 70–80m² Class 1a granny flat
Indicative all-in cost for a turn-key 70–80m² Class 1a granny flat (secondary dwelling) in Brisbane: $180,000–$280,000. Includes design, building approval, slab, frame, fit-out, services connection, and finishes. Generally NO planning DA required if within Brisbane's Accepted thresholds. Rents $450–$650/week separately let — gross marginal yield 8–15%.
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Development Application (DA) cost in Brisbane
$15,000–$80,000
complete DA package, varies by type
Indicative all-in cost of a Brisbane Development Application is $15,000–$80,000 depending on type and complexity. Code Assessable RoL or simple MCU sit at the low end ($15K–$30K); Impact Assessable Multiple Dwelling MCUs sit at the high end ($50K–$80K+). Council application fees ($2K–$15K) are a small fraction; consultant fees are the bulk.
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Infrastructure charges (headworks) by SEQ council, 2026
$18,000–$28,000
indicative per new residential lot, varies by council
Indicative 2026 infrastructure charges per new residential lot in SEQ: Brisbane $28K, Logan $20K, Moreton Bay $22K, Ipswich $18K, Gold Coast $26K, Sunshine Coast $24K, Redland $25K. Per additional dwelling (not new lot) is typically 50-70% of the per-lot rate. Existing dwelling credit applies — a 1→2 lot subdivision pays on 1 new lot.
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Townhouse development cost on the Gold Coast
$4,300,000–$5,500,000
complete Gold Coast 4-pack townhouse project including land
Indicative all-in cost for a Gold Coast MD2 4-pack townhouse project (typical Burleigh, Palm Beach, Mermaid Beach corridor): land $1.4M–$2.0M, build $2.5M–$3.0M, planner/architect/engineer $90K–$140K, infrastructure charges $65K–$90K, finance and holding $220K–$340K. Total project cost $4.3M–$5.5M. End values $5.4M–$7.0M (4 × $1.35M–$1.75M each). Gross developer margin 18–24%.
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Granny flat cost in Moreton Bay
$170,000–$270,000
turn-key 70-90m² Moreton Bay secondary dwelling
Indicative all-in cost for a turn-key 70-90m² Class 1a granny flat (secondary dwelling) in Moreton Bay (Caboolture, Burpengary, Morayfield, Kallangur, Redcliffe corridor): $170,000–$270,000. Moreton Bay permits up to 90m² GFA — the most generous in SEQ — with separate tenancy widely allowed. Yields $400-$600/week — gross marginal yield 9-14%.
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