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Infrastructure charges (headworks) by SEQ council, 2026

$18,000–$28,000indicative 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.

Line-by-line cost breakdown

Line itemRangeNotes
Brisbane City Council — per new lot$28,000Highest in SEQ; mature trunk infrastructure.
Brisbane City Council — per additional dwelling$15,000–$22,000Applies to townhouses, multiple dwelling MCUs.
Gold Coast — per new lot$26,000Comparable to Brisbane; PDA precincts may apply different rates.
Sunshine Coast — per new lot$24,000Slightly lower than Brisbane / Gold Coast.
Redland — per new lot$25,000Bayside premium reflects mature infrastructure.
Moreton Bay — per new lot$22,000Mid-tier; growth-corridor precincts may differ.
Logan — per new lot$20,000Below SEQ average.
Ipswich — per new lot$18,000Lowest in SEQ; aligned with growth-corridor pricing strategy.
Total$18,000–$28,000indicative per new residential lot, varies by council

Variables that move the total

  • Existing dwelling credit

    Most subdivisions get a credit for the existing lot — a 1→2 pays on 1 new lot, a 1→3 pays on 2.

  • Trunk vs non-trunk

    These figures cover trunk infrastructure (water, sewer, parks, transport). Non-trunk works are separate.

  • Offset agreements

    Where a developer funds trunk infrastructure as part of the project, offset against the headworks. Negotiated case-by-case.

  • Indexation

    Charges are indexed annually. 2026 figures shown; 2027 will rise typically 3-6%.

Council-by-council variation

CouncilNote
Brisbane CityHighest; reflects mature trunk infrastructure and high demand.
Gold CoastComparable to Brisbane; PDA areas may have separate rates.
LoganStrategically low; supports the council's growth-corridor pricing.
IpswichLowest in SEQ; consistent with cheapest land prices.

What's NOT included in the total

  • Property development cost (land + build).
  • Council application fees.
  • Operational works construction.
  • GST (infrastructure charges are not subject to GST).

Common questions about infrastructure charges (headworks) by seq council, 2026

Are infrastructure charges negotiable?
Base rates set by adopted council resolution are not negotiable. Offset agreements (where developers fund trunk infrastructure as part of the project) can be negotiated and reduce the cash component.
Are infrastructure charges GST-applicable?
No — they're a regulatory fee, not subject to GST. Build them into your feasibility net of GST.
When do I pay?
An Infrastructure Charges Notice (ICN) issues shortly after DA approval. Payment is required before the council seals the survey plan (RoL) or issues the Compliance Certificate (MCU).

Related

Run this feasibility on a real SEQ listing. First brief tomorrow morning.

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