A change to Brisbane’s planning rules could quietly add to what your block is worth. Through its More Homes, Sooner proposal, Brisbane City Council is reviewing the rules that guide the Low-medium density residential (LMR) zone, with the aim of making it easier to build well located homes close to transport, shops and services. For home owners across the western suburbs, it is a shift worth understanding, because it speaks directly to the long term potential of well positioned properties.
Why the city is rethinking density
The thinking behind the proposal is simple. Brisbane is one of Australia’s fastest growing capital cities, and the Council estimates around 210,800 additional homes will be needed by 2046 to keep pace with the population and the demand for more housing choice. With construction costs higher and skilled trades in short supply, a steady supply of new homes has become essential to protecting the lifestyle the city is known for.
The LMR zone sits at the heart of that plan. It makes up roughly 14% of Brisbane’s residential land and is usually found in pockets close to public transport and shopping. That is exactly where our western suburbs come into the picture. Suburbs like ours are well connected and close to train lines, bus routes, schools and shops, so they are precisely the kind of established neighbourhoods these changes are designed to support.
What is being proposed
The review focuses on three practical levers: building heights, lot sizes and on-site car parking. Under the proposed rules, the LMR zone could make room for a wider mix of homes:
- Two to three storey small lot houses on blocks above 120 square metres
- Two to three storey duplexes on lots above 400 square metres
- Three storey multiple dwellings on lots above 600 square metres
- Four storey apartments on lots above 800 square metres in the most accessible locations
The Council has also proposed allowing low density blocks within 300 metres walking distance of a shopping centre to be subdivided into 300 square metre lots, extended from the current 200 metre threshold.
The role of “Key Locations”
A central idea in the proposal is the “Key Location”. In simple terms, this is land inside a major centre or mixed use area, or within 400 metres walking distance of frequent public transport or a centre. These are the spots earmarked for the greatest opportunity, where taller homes would be encouraged closest to transport and amenity. For owners, being near one of these locations is becoming a more meaningful part of a property’s long term story.
A measured shift, not a free for all
It is worth keeping perspective. The Council has been clear that new housing should fit thoughtfully into existing communities, respond to Brisbane’s subtropical climate, and protect the neighbourhood character residents value. The proposal went to community consultation between 20 February and 20 March 2026, and those submissions are now being reviewed ahead of final Queensland Government approval.
If adopted, the changes are anticipated to take effect in the City Plan around mid to late 2026. That makes now a sensible time for owners to understand where their property sits, as not every home will be affected in the same way.
Our View
For western suburbs owners, the message is a positive one. Brisbane’s planning settings are evolving to support a growing city, and well located property close to transport, shops and services is well placed to benefit.
If you are wondering how these proposed changes might apply to your home or investment, our team is happy to help you understand your position and what it could mean for your property’s future.
What is Brisbane's "More Homes, Sooner" proposal?
It’s a Brisbane City Council review of the rules governing the Low-medium density residential (LMR) zone, aimed at making it easier to build well-located homes near transport, shops and services. The Council estimates Brisbane will need around 210,800 additional homes by 2046.
What changes are being proposed for the LMR zone?
The review focuses on building heights, lot sizes and on-site car parking. It could allow small lot houses on blocks above 120m², duplexes above 400m², three-storey dwellings above 600m², and four-storey apartments above 800m² in the most accessible locations. Low-density blocks within 300m of a shopping centre could also be subdivided into 300m² lots.
What is a "Key Location"?
A Key Location is land inside a major centre or mixed-use area, or within 400 metres walking distance of frequent public transport or a centre. These areas are earmarked for the greatest opportunity, where taller homes would be encouraged closest to transport and amenity.
How could the changes affect my property's value?
A property within the LMR zone, or on a low-density block close to a shopping centre, may gain development or subdivision potential it did not have before. For well-located western suburbs homes near transport and shops, that can lift underlying value and flexibility.
When would the changes take effect?
Community consultation ran from 20 February to 20 March 2026, and submissions are now being reviewed ahead of final Queensland Government approval. If adopted, the changes are anticipated to take effect in the City Plan around mid to late 2026.
