The land you choose shapes everything that follows: the design, the cost, the approvals pathway and how the home feels to live in. A beautiful block with hidden constraints can quietly add tens of thousands of dollars to a build. Here is what to check before you sign a contract.
Orientation and aspect
In South East Queensland, living areas generally work best facing north to north-east. That gives gentle winter sun, easy summer shading with eaves and access to cooling breezes. Blocks with a north-facing rear yard tend to make it easiest to connect living spaces with private outdoor areas. A different aspect is not a deal-breaker, but it shapes the design, so understand it from the start.
Slope
A gentle fall can be an advantage, allowing good drainage, views and interesting split-level design. Steeper sites usually need more engineering: retaining walls, suspended floors, deeper footings and more complex driveway access. Ask for the fall across the block in metres, not just "slight slope", and get a contour survey early if you are serious.
Soil and ground conditions
Soil is classified for footing design based on how much it moves with changes in moisture. Highly reactive clays, filled ground or rock can all affect footing design and cost. A geotechnical report is relatively inexpensive. Consider making your land contract conditional on one, or at least obtaining one before design starts.
Flooding and stormwater
Parts of Brisbane and surrounding councils are affected by river, creek, overland flow or storm tide flooding. Check:
- The council's flood mapping and any flood overlay on the property. Brisbane City Council's FloodWise Property Reports are a good starting point.
- Required minimum habitable floor levels, which may mean raising the house.
- Where stormwater from the site will be discharged, such as to the kerb, an inter-allotment drain or an easement.
Planning scheme, zoning and overlays
Every council has a planning scheme that sets out what can be built where. Look at:
- Zoning and the associated height, site cover and setback rules.
- Overlays such as character residential, heritage, bushfire, biodiversity, landslide or acid sulfate soils.
- Covenants and estate design guidelines in newer estates, which may control facade, materials, fencing and roof form.
Overlays don't necessarily stop a project, but they can change the design and may trigger a council planning approval. That affects both time and fees.
Easements and services
Sewer, stormwater and power easements restrict where you can build and may require engineering near the infrastructure. Check the title search and the council's mapping of underground services. Confirm that power, water, sewer and NBN are available at the boundary. A sewer main running through the middle of a block can significantly change a design.
Bushfire
Blocks in or near bushland may be in a bushfire-prone area, which requires a Bushfire Attack Level (BAL) assessment. Higher BAL ratings bring requirements for construction materials, glazing, screens and decks. These can add noticeable cost.
Neighbours, views and privacy
Consider what might be built next door in future, the impact of overlooking and overshadowing, and whether your views are protected or could be built out. Also consider street noise and how the home will sit on the block.
Access and buildability
Narrow frontages, steep driveways, battle-axe blocks and busy roads can all complicate construction. Builders need room for deliveries, skips, scaffolding and sometimes cranes. Poor access slows a build and adds cost.
A due diligence checklist
- Council property report: zoning, overlays, flood information
- Title search, including easements and covenants
- Contour survey (or at least spot levels)
- Geotechnical report, or a condition allowing one
- Service locations and connection points
- Estate design guidelines, if applicable
- An early feasibility review with your designer or builder
This guide is general information for homeowners in Queensland and is not legal, financial or technical advice for your specific situation. Regulations, thresholds and council requirements change. Please confirm current requirements with the relevant authority (such as the QBCC or your local council) and your project team.