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In a compelling live edition of Between the Lines today, head of research at Ray White Vanessa Rader sat down with Mark Creevey and Tony Williams of Ray White Special Projects to delve into the pressing realities and opportunities shaping development across South East Queensland (SEQ).
With Brisbane's average house price now well over $1 million, the region’s growth trajectory has been “phenomenal to watch,” said Ms Rader, setting the tone for a wide-ranging and insightful discussion.
Mark Creevey highlighted the sheer pressure the market is under. “Demand for land is so incredibly strong,” he said. “Population growth is driving serious demand for housing.”
He pointed to the SEQ Regional Plan as a critical document in guiding where development can happen, but noted that real-world challenges like vegetation overlays and lack of infrastructure continue to make it difficult to bring large parcels to market.
Tony Williams added that scarcity of developable land is pushing developers to think further ahead than ever before.
“The lack of supply for broad acre land across SEQ means a lot of developer groups are looking 10 plus years into the future to fill their pipeline,” he explained. “There is huge competition from interstate, especially from very well-organised and capitalised Victorian groups.”
Both Williams and Creevey acknowledged the sluggish pace of planning approvals, with Williams remarking that the red tape involved in releasing land parcels can take “two to five years,” highlighting the systemic lag in response to demand.
Ms Rader brought up the prospect of more land lease communities, and Mr Creevey said they’ve “emerged strongly” in recent years.
“They’re now directly competing with traditional residential developers for the same sites - typically 8 to 10 hectares of flat, residentially zoned land. It adds another layer of competition in an already tight market.”
When asked about changing preferences and affordability, Tony Williams pointed to the shift toward townhouse developments, particularly within metropolitan areas.
“There’s been a huge increase in interest in townhouses over the past 18 months. With house and land packages now pushing toward $1 million, townhouses provide a more viable and affordable option,” he said.
“However, outdated planning scheme amendments have restricted supply. The concerns raised by industry bodies back then are playing out now, and we urge councils to reassess these limitations.”
Townhouses, the panel agreed, offer more than just affordability; they are increasingly bespoke and tailored to specific suburbs. As Williams said, “In inner-city areas, townhouses are appealing to downsizers and second or third-home buyers. In the western corridor and outer suburbs, they’re catering to those priced out of detached housing altogether.”
Ms Rader raised the issue of construction pressures. Creevey responded that while material costs have stabilised, labour and timelines remain the bigger issues.
“Builders are more concerned about the time it takes to complete jobs than the cost of materials. And many are hesitant to move outside their core areas because of the logistical challenges involved.”
The trio also discussed the mounting pressure on infrastructure and housing stock ahead of the Brisbane 2032 Olympics. Ms Rader noted that the long-standing trend of southern buyers selling up and moving to Queensland with money to spare is no longer the reality.
Williams issued a clear warning. “If we can’t house the workers migrating from interstate, then it’s going to create a whole raft of problems. We need the people here to build, but we also need somewhere for them to live.”
