Our team recently met with Willow Tree Planning, who kindly took the time to brief us on the latest changes to Brisbane’s City Plan. Their insights were valuable, and we’d like to share the key takeaways with our clients.

On 18 September 2026 some of the biggest changes to Brisbane’s City Plan in years officially came into effect. If you’re thinking about buying a home or an investment property in Brisbane, they’re worth getting your head around.

The headline change comes from Brisbane City Council’s “More Homes, Sooner” package. It makes it easier to build smaller homes, terraces, townhouses and low-rise apartments in well-located suburbs close to transport and shops. Council expects it could add around 6,000 extra homes across the city.

So what does that actually mean when you’re out looking at property? Here’s how we’re seeing it as Brisbane buyers agents.

The key changes in plain English

Most of the changes apply to the Low-medium density residential zone. That’s roughly 14% of Brisbane’s residential land, mostly in areas already close to public transport, services and shops.

You’ll see the term “Key Location” a lot. It means land near a centre or a high-frequency public transport stop (a service at least every 20 minutes on weekdays and every 30 minutes on weekends). Council wants these spots to lean towards apartments, while the rest of the zone focuses on small lot homes and duplexes.

Because Key Locations are earmarked for apartments, Council kept the larger 600m² minimum for duplexes there so good sites aren’t broken up into smaller lots.

The same City Plan update also brought in the Mt Gravatt Centre Suburban Renewal Precinct, which plans for more housing around the Mt Gravatt centre. It also follows changes in June that lowered car parking requirements for many new two and three bedroom apartments, particularly near good public transport.

What it means for buyers and investors

More choice for first home buyers and downsizers. Smaller lots and terrace style homes should mean more homes at lower price points in suburbs that were once out of reach. That’s great news if you want to live close to transport and shops without paying for a big block.

Some blocks just got more valuable. A larger block in the Low-medium density residential zone, especially in a Key Location, may now have more development potential than it did a few months ago. Sellers and agents know this too, so expect some of that potential to be priced in. Knowing what a site is really worth before you make an offer has never been more important.

New subdivision opportunities. Homes in the Low density residential zone that sit between 200m and 300m walk from a shopping centre may now be eligible to subdivide into 300m² lots. For investors, that can open up a value-add strategy that simply wasn’t on the table before.

Your neighbourhood may change. If you’re buying in or near these zones, there’s a good chance you’ll see more townhouses and three to four storey buildings going up nearby over time. For some buyers that means better amenity and more life in the street. For others it’s a reason to look a little further out.

Demand is shifting. Small, well-located land is already attracting strong interest. A 185m² block in Petrie Terrace recently sold at auction for $855,000, which shows how much buyers value land close to the city.

A few things to keep in mind

The new rules are a big step forward, but they don’t mean every block can be carved up or built higher. Before you buy with development in mind, it pays to check:

• The exact zoning and neighbourhood plan. The changes mostly apply to specific zones, and local neighbourhood plans can still change what’s allowed.
• Flooding, heritage, character and vegetation overlays can all limit what you can do with a site.
• Frontage, access and site shape. A 120m² lot sounds simple, but design rules on parking, driveways and frontage still need to be met. As one Griffith University planning expert put it, the 120m² lot is “a great headline”, but the practical requirements still apply.
• Council’s new infrastructure charges have applied since 1 July 2026, and surveying, approvals and building costs all add up.
• Proper advice. A town planner or surveyor can confirm what’s achievable on a specific site, and a local buyers agent can help you weigh that up against price and location before you commit.

What about pre-1947 character homes?

We’ve heard a few people say the rules for older Brisbane homes have relaxed. They haven’t, so here’s a quick look at how things stand.

How it worked before 18 September. Homes built in 1946 or earlier in the Traditional building character overlay were protected from demolition, apart from some “timber and tin” homes. Extensions and most external changes generally needed planning approval, and new homes in these streets had to fit the existing character. Homes built before 1911 had even stronger protection. Some smaller jobs, like enclosing underneath, adding an external stair or raising the house to under 9.5m, could go ahead without planning approval.

What’s happening now. Those rules are exactly the same. The character, pre-1911 and heritage overlays still sit on top of the new rules, so a character home in a low-medium density area won’t automatically qualify for a 120m² lot or extra height. Council’s current guidance still says extensions to these homes generally need approval.

What could change next. If anything, protections may grow. Council has a separate local heritage amendment with the Queensland Government that would add 20 more places to the Heritage overlay.

If you love older homes, that’s good news, as the character of these streets is being looked after. If you’re buying a character home with plans to renovate, it’s worth checking what’s allowed before you commit.

How PMC can help

Planning changes like these create real opportunities, but only if you buy the right property in the right spot. That’s where we come in.

As Brisbane buyers agents, our team keeps a close eye on zoning, overlays and local market activity, so we can help you find properties that suit your goals. Whether you’re after your first home, a place to downsize or an investment with long term upside, we’ll do the legwork and make the process as simple and stress-free as possible.

Thinking about buying in Brisbane? Get in touch with our Brisbane buyers agent team of area specialists for a conversation about how these changes could work for you.

Sources

• Brisbane City Council: More Homes, Sooner low-medium density residential design amendment
• Brisbane City Council: Find an adopted amendment
• Brisbane City Council: Car parking for multiple dwellings amendment
• Brisbane City Council: Mt Gravatt Centre Suburban Renewal Precinct
• ABC News: Smaller blocks and taller buildings allowed in some Brisbane suburbs
• Tenure Solutions: Brisbane subdivision rules explained