From Planning Chaos to Clarity: What’s Really Changing for SEQ Developers – with Alex Steffan
Why this conversation matters
I recently sat down with Alex Steffan, co-founder of Steffan Harries and creator of the property-analysis platform PropertEASE.
Alex has spent two decades navigating Queensland’s planning system – helping investors and developers turn good dirt into great deals.
We unpacked how the planning landscape is shifting, how to pick the right site (and council), and the red flags that quietly kill small-scale deals.
If you’re developing or even just researching potential sites in 2025, these insights could save you months of pain and tens of thousands in costs.
Key takeaways
- Planning reform is coming. Queensland councils are tightening compliance but also rewarding well-prepared applicants.
- Pick your patch. Focusing on one council area builds local expertise and drastically improves approval outcomes.
- Due diligence beats enthusiasm. Most failed deals stem from skipped planning checks or ignored overlays.
- Red flags matter. Stormwater, trees, and verge assets can sink a project faster than finance issues.
- Use tech wisely. PriceFinder and PropertEASE together make a powerful research combo.
- Small-lot subdivisions are back. Demand is strong, costs are up, and councils are slowly opening the gate again.
The changing face of Queensland planning
Alex didn’t sugar-coat it… Queensland’s planning framework is heading for its biggest shake-up in years.
New state-level amendments and council policy shifts mean investors need to pay attention.
“We’re seeing councils move away from blanket resistance and towards managed encouragement,” Alex said.
“Brisbane City Council, for instance, is starting to welcome certain types of infill development they once discouraged.”
That’s a big shift. For years, developers in Brisbane felt boxed in while outer councils like Logan and Ipswich looked more accessible.
Now, Brisbane is signalling a fresh appetite for smaller projects – the kind that help meet the housing shortfall without changing neighbourhood character too much.
But Alex warned that not all councils are on the same page.
“Logan and Ipswich still tend to resist intensification,” he said. “Moreton Bay is supportive, but it’s quiet – you don’t see the same volume of small projects progressing there.”
Takeaway: Know your council. Every council has its own quirks, approval tempo and appetite for risk.
When to bring in a Town Planner
For many investors, engaging a planner feels like something you do after you find the perfect site.
Alex flipped that thinking on its head.
“The best time to involve a town planner is before you fall in love with the deal,” he said.
“Even if you do your own research, get a planner’s eyes on it before you go unconditional.”
He explained that beginner and intermediate investors often waste money chasing marginal sites.
A quick, paid review by a planning professional can reveal whether a deal is viable long before contracts and consultants start burning cash.
Rule of thumb: Do your own high-level scan using mapping tools, then bring a planner in to confirm or kill it.
“You don’t need a 40-page report,” he said. “You need a 15-minute reality check.”
The power of focus: one council, one area
In the rush to find the next hot suburb, many investors spread their search too wide.
Alex suggested the opposite.
“You’re far better off becoming an expert in one area or one council,” he said.
“Once you know the local planning scheme, overlays, and personalities inside council, your success rate skyrockets.”
Each council interprets the state code differently, and small nuances can make or break a deal.
A driveway that’s acceptable in Brisbane might trigger a redesign in Logan.
A dual-occ pathway that’s code-assessable in Moreton Bay could be impact-assessable just across the boundary.
By focusing on a single region, you learn the shortcuts – who to call, which overlays actually matter, and how to frame an application that slides through faster.
Red flags that ruin good deals
When asked what issues sink most small-lot or subdivision projects, Alex didn’t hesitate:
- Stormwater discharge: “If you can’t prove lawful discharge to a street or drain, it’s game over.”
- Assets in the verge: street trees, Telstra pits, bus stops or sewer vents can destroy access options.
- Politics of tree removal: “In Brisbane, large trees have become political currency. Removing one can mean six months of headaches.”
He encouraged investors to walk the street before they even pull up aerials.
“Google Earth doesn’t show you the tree root in the verge or the drain grate in front of the driveway. You’ve got to eyeball it.”
Some things, he added, are worth fighting for – like removing a problematic street tree but others, such as relocating public infrastructure, are rarely viable.
Rule: know which battles to pick before you buy.
Education and filtering: don’t give away your gold
Alex and his team now educate clients on how to spot both opportunity and risk.
Rather than doing endless free reviews, they run structured sessions where clients can present multiple sites for assessment.
“We charge for those sessions because it saves everyone time,” he said.
“Instead of looking at fifty random blocks, we teach people how to filter fast.”
That education-first approach empowers investors to make better decisions and builds stronger long-term relationships with planners.
PriceFinder: your starting point for smarter deals
Every successful project starts with reliable data.
For most investors, that means PriceFinder – the industry-standard platform for property research and feasibility analysis.
“Seasoned developers use PriceFinder daily,” Alex noted. “It’s the backbone for understanding values, zoning overlays, and on-the-ground sales activity.”
I use it across every project and every mentoring client, and my subscribers get 48% off a PriceFinder subscription. Click here to access the discount
If you’ve read my other blogs on how to use Pricefinder to profit or subdivision costs in QLD, you’ll know PriceFinder isn’t just a data tool – it’s the first filter separating real deals from wishful thinking.
Combine it with the next tool below and you’ll have everything you need to identify, vet, and prioritise development sites faster than most full-time professionals.
PropertEASE: planning insights in your pocket
Alex’s PropertEASE platform is the next layer of intelligence after PriceFinder.
Where PriceFinder gives you the numbers, PropertEASE shows you what’s actually possible under local planning rules – instantly.
“It’s basically a town planner in your pocket,” Alex said. “You can screen hundreds of properties and see development potential in seconds.”
Pricing (as of 2025):
- Single-site report — $20
- Monthly plan with unlimited reports — $50 first month, then $150 / month
- Annual subscription with unlimited reports — $1,200 / year
For investors and deal-finders, that pricing is a bargain.
Instead of paying consultants to review dozens of dead sites, you can run your own early scans, shortlist the top 5-10, then engage your planner for the high-confidence ones.
It saves time, money, and momentum – letting you focus on profitable opportunities, not endless maybes.
The return of small-lot subdivisions
One of the most encouraging signs in 2025 is the comeback of small-lot and dual-occupancy projects.
Housing demand, population growth and planning shifts are all converging to create fresh opportunity.
“We’re seeing strong demand for one-into-two subdivisions again,” Alex said.
“Townhouses are creeping back too – the market’s ready for them.”
Costs, however, have climbed.
According to Alex’s latest guide, a straightforward two-lot subdivision now runs between $137,000 and $380,000, excluding stamp duty or holding costs.
That makes site selection and feasibility discipline more important than ever.
Projects that looked cheap and easy in 2020 now demand sharper timing and stronger finance.
Alex encouraged investors to look beyond the build profit alone – combining strategies like buy-reno-hold, granny-flat additions and land-value uplift to compound returns.
Get Alex’s Subdivision Cost Guideline (Free Download)
If you’d like Alex’s detailed breakdown of subdivision costs and council fees across SEQ, grab the free download here:
👉 Download Alex’s Subdivision Cost Guideline
It’s a practical reference every investor should have before running numbers or engaging consultants.
Action checklist
If you’re looking to buy, subdivide or develop in SEQ over the next year:
✅ Focus on one council or region – build deep knowledge, not surface familiarity.
✅ Do a planning check early, before going unconditional.
✅ Walk the street – look for stormwater and verge issues before you fall in love with a site.
✅ Use PriceFinder for your data and PropertEASE for your planning filters.
✅ Budget realistically – subdivision costs have escalated sharply.
✅ Keep relationships alive with local planners, engineers and surveyors… they know the shortcuts.
✅ Watch for upcoming planning reforms and shifting council attitudes.
✅ Keep learning – the best investors are the best informed.
Final reflection
Queensland’s development environment is evolving fast.
The rules are changing, councils are adapting, and the opportunities are quietly growing for those who understand how the system works.
Alex summed it up best:
“The investors who’ll win from here are the ones who know their patch, do their homework, and act early. The rest will still be waiting for permission.”
If you’re ready to turn knowledge into momentum, start by checking one site, one suburb, one council and build from there.
0 thoughts on "From Planning Chaos to Clarity: What’s Really Changing for SEQ Developers – with Alex Steffan"