Subdivision in Brisbane, Redland & Logan — 2026 Queensland Council Guide

Overview

Brisbane, Redland, and Logan form the core of inner and inner-fringe South East Queensland — three councils with markedly different subdivision landscapes sitting side by side. Brisbane City Council governs Australia's largest local government area by land and population, navigating an ambitious housing diversification agenda against the backdrop of the 2032 Olympic Games. Redland City Council, east of Brisbane across Moreton Bay, is defined by its koala habitat obligations and the logistical challenges of its bay island communities. Logan City Council, to the south, is one of the fastest-growing councils in Queensland, pushing hard for affordable infill housing while managing sprawling greenfield development.

For property owners and developers, understanding how these three very different councils approach subdivision in 2026 is essential to getting projects off the ground efficiently and cost-effectively.

Brisbane City Council

Brisbane City Plan 2014 has undergone substantial amendment in recent years, with the 2024 Low-Medium Density Residential amendment (Amendment Package Q, Version 30) being among the most significant changes for residential subdivision. This amendment introduced the Dwelling Diversity Code, which specifically enables backyard and infill subdivision on standard suburban lots — creating new opportunities for owners who were previously unable to achieve viable lot splits.

Under the amended scheme, key thresholds for residential subdivision include:

• Minimum lot size of 120 m² for small lot houses where meeting design and built form criteria assessed at the subdivision stage.
• Minimum lot size of 400 m² for dual occupancies (duplexes) in the Low-medium density residential zone.
• Total site cover of 55% for lots under 180 m² to ensure adequate private open space.
• Expansion of areas allowing 300 m² minimum lots in the Low-density residential zone, now extended to properties within 300 metres walking distance of a shopping centre.

Brisbane's subdivision system operates under Queensland's Planning Act 2016, with all residential subdivision classified as Reconfiguring a Lot (RoL). In Brisbane, most standard residential subdivisions are code assessable, meaning they are assessed against the relevant codes in City Plan without public notification — significantly reducing timeframes and objection risk compared with impact assessable development.

Post-Flood Planning Constraints

The 2022 Brisbane floods — among the worst on record, affecting more than 23,000 properties — have had a lasting effect on the planning framework for subdivision in low-lying suburbs. Areas such as Rocklea, Oxley, Moorooka, Seventeen Mile Rocks, and Jindalee were extensively inundated, and Brisbane City Council has since updated its flood mapping and tightened assessment requirements for development in flood-affected areas.

Under City Plan 2014, the Flood hazard overlay triggers specific assessment requirements for subdivision in flood-affected areas. For properties within the Brisbane River, Oxley Creek, or creek and waterway flood levels, a flood report (via Brisbane's FloodWise Property Report tool) is the essential first step before any subdivision is contemplated. Key restrictions include:

• Filling in an overland flow path is not supported — any subdivision that involves filling for building pad purposes must demonstrate the fill will not redirect or worsen flood flows.
• Cutting, filling, and retaining in flood-affected areas requires a development permit even where the subdivision itself might be code assessable.
• New lots created by subdivision in flood overlay areas must demonstrate that each lot contains a suitable building envelope above the relevant flood level.

2032 Olympics Housing Pipeline

The Brisbane 2032 Olympic and Paralympic Games are reshaping the property and construction landscape across South East Queensland. With the infrastructure build ramping up from late 2026 through to mid-2031, CBRE estimates approximately $11 billion in Olympics-related construction will be absorbed into the market during that period — placing significant pressure on trade availability and construction costs.

For subdivision developers, this creates both opportunity and constraint. On the opportunity side, the Athletes Village at Bowen Hills (north-west of the CBD) will accommodate more than 10,000 athletes during the Games, then convert to predominantly residential use — most likely affordable housing — creating a significant new precinct. Inner-Brisbane suburbs within 5 km of Olympic venues (Gabba redevelopment, Chandler, Boondall) are experiencing strong investor interest and rising land values, supporting feasibility for subdivision projects.

On the constraint side, builder and tradesperson availability during the 2027–2031 Olympic construction ramp-up will be tighter than usual, potentially pushing construction costs higher and extending settlement timelines for subdivision projects that require civil works.

Redland City Council

Redland City Council operates within one of the most environmentally sensitive planning contexts in South East Queensland. The koala population of the Redlands — once one of the most significant in SEQ — has experienced severe decline, and the council's planning framework reflects this pressure through an extensive suite of overlay codes and habitat protection requirements.

Koala Overlay and Subdivision Constraints

The Koala Conservation Plan 2022–2027 and the Wildlife Connections Action Plan 2025–2030 underpin Redland's approach to development in and around koala habitat. In planning terms, the Koala Habitat Overlay in the Redland City Plan applies to large portions of the LGA's residential and rural residential land, particularly in areas such as Alexandra Hills, Capalaba, Thornlands, and portions of the Southern Redlands.

In areas affected by the Koala Habitat Overlay, subdivision applications are assessed against additional criteria including:

• Demonstration that the proposed lot configuration avoids fragmenting koala movement corridors.
• Requirements for wildlife-friendly fencing on new lot boundaries in habitat areas.
• Minimum lot sizes in some koala habitat areas that are significantly larger than the base zone minimums — in rural residential zones, this can mean minimum lot sizes of 2 hectares or more depending on the habitat value of the land.
• Restrictions on vegetation clearing associated with the creation of new building envelopes on subdivided lots.

In 2026, Redland councillors are considering endorsing a submission to the Queensland Department of Environment, Tourism, Science and Innovation on the Draft South East Queensland Koala Conservation Strategy 2026–2036, which signals that even stronger koala protections may be formalised in the planning framework in coming years. Developers and owners considering subdivision in Redland should factor in the likelihood of tightening environmental overlay requirements.

Bay Island Subdivision Rules

The Southern Moreton Bay Islands — Russell, Macleay, Karragarra, Lamb, and Coochiemudlo — present a unique and challenging subdivision context. These islands are accessible only by ferry from Redland Bay, and their infrastructure networks (reticulated water, sewerage, electricity) are either limited or, on the smaller islands, entirely absent.

Subdivision on the bay islands is tightly controlled in recognition of these infrastructure constraints. Key rules include:

• Minimum lot sizes on most bay islands are substantially larger than mainland equivalents — typically 600 m² to 1,000 m² minimum for residential lots, and significantly larger for rural residential or rural lots.
• New subdivision is generally only supported where connection to reticulated services can be demonstrated or where alternative servicing solutions (rainwater tanks, on-site wastewater treatment) comply with council standards.
• On islands without reticulated water and sewerage (primarily the smaller islands), further subdivision is effectively limited by the inability to service new lots to contemporary standards.

Logan City Council

Logan City Council is undergoing a significant planning refresh. The Logan Plan — a new planning scheme to guide growth across the LGA — was released for community feedback between 1 September and 31 October 2025, attracting submissions from across the city. The Logan Plan addresses zoning, subdivision, housing choice and density in the right places, natural hazard management, environmental protection, industrial land, activity centres, and design quality.

Until the Logan Plan is formally adopted, the current Logan Planning Scheme 2015 governs subdivision. This scheme operates within the QLD Planning Act 2016 RoL framework and applies a range of residential zones — from low-density residential (minimum 400 m² lots) through to medium-density residential (as low as 200 m² in some precincts).

Affordable Infill Housing Push

Logan has historically been one of the more affordable entry points into the South East Queensland property market, and council has been deliberate in pursuing affordable infill housing supply as a policy priority. The Logan Plan signals continued support for housing diversity and infill — allowing more dwellings on existing lots in established suburban areas, particularly around activity centres and public transport corridors.

Key infill zones in Logan where subdivision is actively supported include areas around Woodridge, Kingston, Logan Central, and Beenleigh — all of which have existing train station access and are flagged for increased housing density in the draft Logan Plan.

Infrastructure Charges Structure

Logan City Council adopted the Logan Charges Resolution (No. 12) 2025 on 21 May 2025, effective 1 September 2025. Infrastructure charges in Logan are indexed in accordance with the Queensland Planning Act 2016 — meaning they are adjusted periodically to reflect construction cost movements.

Infrastructure charges for subdivision in Logan comprise two components: charges levied by Logan City Council (for local roads, parks, and stormwater infrastructure) and charges levied by Unitywater (for reticulated water and sewerage infrastructure). The Logan PD Hub online tool provides an indicative charges estimate for any given property before a formal application is made.

Queensland's RoL Process — How It Works

In Queensland, all subdivision is processed as a Reconfiguring a Lot (RoL) under the Planning Act 2016. This covers not just subdivision into more lots but also boundary realignment and consolidation. Understanding the RoL framework is essential for any property owner across Brisbane, Redland, or Logan.

2026 Outlook and Key Trends

Across Brisbane, Redland, and Logan, several trends will shape subdivision activity in 2026 and beyond:

• Brisbane's dwelling diversity expansion: The 2024 amendment enabling 300 m² lots near shopping centres in low-density zones is opening up viable subdivision on blocks that were previously too constrained. Expect increased activity in suburbs like Chermside, Aspley, and Eight Mile Plains.
• Olympics-driven construction cost pressures: As the 2032 Olympics construction ramp-up proceeds, civil and building costs will trend higher through 2027–2030, affecting subdivision feasibility calculations.
• Redland koala overlay tightening: The SEQ Koala Conservation Strategy 2026–2036 may add further restrictions to development in Redland's habitat corridors — important to monitor for anyone holding land in the Alexandra Hills–Capalaba–Thornlands arc.
• Logan Plan adoption: Once the Logan Plan is formally adopted (likely 2026–2027), it will reset zone boundaries and minimum lot sizes across the LGA. Properties that become newly viable under the new scheme represent significant opportunity.