Thinking of subdividing your land in Brisbane?

With the 2032 Olympics on the horizon, record population growth, and Brisbane City Council and surrounding councils are actively supporting smart urban development, now is arguably one of the best times in history to invest in property and consider subdivision.

Subdividing your property can unlock hidden value, create new housing lots, or boost your return on investment. But the process of obtaining a Development Approval (DA) for subdivision in Brisbane can be complex—especially if you don’t know where to start.

Our guide aims to walk you through every stage of the subdivision process, from early planning through to plan sealing and survey registration. 

Why Now is the Time to Subdivide in Brisbane:

Before diving into the how-to, it’s worth looking at the bigger picture. Brisbane’s population is booming, with more than 90,000 people expected to move to the city by 2032. Infrastructure spending is at record highs ahead of the Olympics, driving demand for housing. Brisbane City Council is actively encouraging infill development and subdivision in key growth areas.

Subdividing now means you could capitalise on rising land values and future development opportunities. If you’ve been sitting on a large block, corner lot, or underutilised land, there’s never been a better time to act.

Our Step-by-Step Guide to Getting a DA for Subdivision in Brisbane:

Step 1: Preliminary Steps and Site Investigation:

• Determine if Subdivision is Required
  Not all land requires a formal subdivision DA. Use the PD Online Property Enquiry Tool or contact Brisbane City Council to check whether your block is large enough to subdivide under the current zoning, what overlays or constraints apply (e.g., flooding or character housing), and whether you need a full DA or if you may be eligible for exempt or self-assessable subdivision (rare, but possible in some low-impact zones).

• Engage the Right Professionals.
  A smooth subdivision starts with the right team. A licensed surveyor is essential—they will assess your site, draw up subdivision plans, and complete the required boundary or realignment surveys. While not mandatory, engaging a town planner is highly recommended. A planner can navigate the Brisbane City Plan 2014, prepare your planning report, and guide your DA through Council. Depending on your site, you may also need an engineer for stormwater or infrastructure advice.

• Understand the Brisbane City Plan 2014
  Your subdivision application will be assessed against the Brisbane City Plan, which covers zoning, overlays, minimum lot sizes, and infrastructure charges. Familiarity with this plan is crucial. Not sure how your site fits in? Our planners can provide a site feasibility report before you commit.

Step 2: Preparing the Application:

• Gather Required Information
  Your application must be “properly made” under Queensland planning law. This includes DA forms, a planning report (if applicable), site and survey plans, proposed subdivision layouts, infrastructure servicing information such as water and sewer, and any specialist reports required by overlays (e.g., flooding or ecology reports). A properly prepared application reduces the risk of rejection and speeds up the assessment process.

• Consider RiskSMART for Faster Approval
  If your subdivision proposal is low-risk and complies with all planning requirements, it may qualify for RiskSMART—a faster approval pathway offered by Brisbane City Council. To apply through RiskSMART, you must work with a Council-accredited consultant. Our in-house town planner is RiskSMART-accredited and can assess whether your project is eligible.

Step 3: Submitting the Application:

• Lodge Your Application
  You can lodge your application online through Brisbane City Council’s Development Services Portal or by emailing dalodgement@brisbane.qld.gov.au. Make sure all required documents are included and signed by the landowner.

• Pay Application Fees
  Council will not begin assessment until all fees are paid. These vary based on the number of lots and level of assessment but generally start at several thousand dollars.

Step 4: Assessment and Approval:

• Council Assessment
  Once lodged, the Council assesses your proposal against the Brisbane City Plan 2014, applicable overlays, and infrastructure servicing requirements. If your application is code assessable, the process is more straightforward. If it is impact assessable, it will involve additional steps and take longer.

• Public Notification (if required)
  Impact assessable applications will require public notification. This includes placing a sign on the site, publishing a notice in the local newspaper, and notifying adjoining neighbours. The public notification period typically lasts 15 business days.

• Council Decision
  After considering your application and any submissions, the Council will issue a Decision Notice. This will either be an approval with conditions or, in rare cases, a refusal. Any approval will come with conditions that you must comply with before the subdivision is finalised.

Step 5: Post-Approval Process – Meet All Conditions

• Conditions may include upgrading services such as sewer or stormwater, constructing new driveways or crossovers, removing vegetation, or managing site access. Your surveyor will assist with any required As-Constructed (AsCon) surveys and final lot boundary plans.

• Plan Sealing
  Once all conditions are met, you must submit a Plan Sealing request to Brisbane City Council. This is where Council formally endorses the subdivision plan, confirming that conditions of approval have been satisfied. You’ll also need to submit a Unitywater Certificate of Completion to confirm servicing is in place.

• Register the Survey Plan
  After Council seals the plan, your surveyor lodges it with Titles Queensland. This registers your new lots under the Land Title Act 1994. It’s important to note that this must be done within six months of sealing. Once registered, the lots are officially created and can be sold, transferred, or developed.

Additional Tips to Make the Process Smoother:

• Seek Pre-Lodgement Advice
  Council offers pre-lodgement meetings to help iron out issues before you lodge your application. These are especially useful for complex or constrained sites.

• Track Your Application Online
  Use Brisbane City Council’s Development.i tool to check on the progress of your application in real time.

• Don’t Go It Alone!
  Subdivision is a technical process, and even small mistakes or missing documentation can cause significant delays. Having professionals on your side can save you months and thousands of dollars.

How Survey My Block Can Help?

Survey My Block has helped hundreds of property owners across Brisbane and South East Queensland successfully subdivide their land. Our integrated team of licensed surveyors and in-house town planner specialises in subdivisions and small-lot developments. We offer a complete solution including:

– Boundary and realignment surveys
– Subdivision design and site feasibility
– Planning reports and DA preparation
– RiskSMART applications
– Plan sealing management
– Unitywater coordination
– Survey plan registration

Whether you’re subdividing a small inner-city lot or a larger parcel in an emerging suburb, we simplify the process and reduce your stress. With fixed-fee options and tailored advice, you’ll know exactly what to expect at every step.

A subdivision is one of the most powerful ways to unlock value from your property. With Brisbane heading toward a global spotlight in 2032 and demand for housing continuing to rise, well-planned subdivisions can offer both financial returns and long-term growth. But this process is not something to take lightly. It requires accuracy, strategy, and coordination.

Survey My Block is here to guide you through every stage, ensuring nothing gets missed and every opportunity is maximised.