Townhouse development cost in Brisbane
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%.
Line-by-line cost breakdown
| Line item | Range | Notes |
|---|---|---|
| Land acquisition (LMR2, ~1,000m²) | $1,000,000–$1,400,000 | Coorparoo, Annerley, Holland Park premium; Salisbury, Stafford lower. |
| Build cost (4 × 3-bed townhouses) | $2,400,000–$2,800,000 | $600–700K per dwelling, including site costs. |
| Planner + architect + engineer | $80,000–$120,000 | MCU + Operational Works + design package. |
| Council application fees | $8,000–$18,000 | MCU + OPW + Building Works. |
| Infrastructure charges | $60,000–$80,000 | BCC ~$15–22K per additional dwelling × 3 (1 credit). |
| Stamp duty | $38,000–$55,000 | Approx 4% on land purchase. |
| Finance and holding | $200,000–$300,000 | Across 24–36 month timeline. |
| Marketing + sales | $80,000–$180,000 | Agent commission + marketing per dwelling. |
| Total | $3,800,000–$4,700,000 | complete 4-pack townhouse project including land |
Variables that move the total
Pack size
3-pack drops total ~25%; 6-pack scales up but often triggers Impact Assessable.
Sub-precinct
LMR2 vs LMR3 — LMR3 permits 3-storey townhouses and apartment buildings.
Finish level
Mid-range $600K per dwelling; premium $700K+ with stone, timber details, larger living areas.
Slope
Cross-fall >1:8 adds $40–120K total for retaining and slab works.
Flood / overlay
Binding flood overlay can add $80–200K total for freeboard across all dwellings.
What's NOT included in the total
- GST on land (input-taxed for residential).
- Owner-occupier inclusions if retaining one dwelling.
- Capital gains / income tax.
Common questions about townhouse development cost in brisbane
- What's the minimum lot size for 4 townhouses in Brisbane?
- Brisbane City Plan permits Multiple Dwelling Code Assessable in LMR2 with a typical minimum lot area of 800m² for a 4-pack, depending on density permitted. The Casa Daily Subdivision Checker reads the precinct mapping for your specific lot.
- What's the timeline for a Brisbane townhouse project?
- Code Assessable: 9–15 months DA → 12–18 months construction → 6–12 months settlements. Total 27–45 months from land settlement to final townhouse settlement.
- What gross margin should I target?
- 20–25% on Code Assessable LMR2 4-packs in middle-ring Brisbane. Below 18% is too tight for the risk; above 28% means you've underestimated build, finance, or selling cost — re-check.
Related
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