Brisbane Property Intelligence
AI-powered price predictions, construction cost analysis, and planning constraint assessment for 33 inner Brisbane suburbs.
Coverage
Suburbs We Cover
33 inner Brisbane suburbs across four zones — West (Paddington, Auchenflower, Toowong, Milton), North (Newstead, Teneriffe, New Farm, Fortitude Valley), South (West End, Woolloongabba, Kangaroo Point, Annerley), and East (Hawthorne, Bulimba, Balmoral, Norman Park).
West
- Paddington
- Auchenflower
- Toowong
- Milton
- Red Hill
- Bardon
- Ashgrove
- Rosalie
North
- Newstead
- Teneriffe
- New Farm
- Fortitude Valley
- Bowen Hills
- Herston
- Kelvin Grove
- Spring Hill
South
- West End
- Woolloongabba
- Kangaroo Point
- Annerley
- Highgate Hill
- South Brisbane
- Dutton Park
- Fairfield
East
- Hawthorne
- Bulimba
- Balmoral
- Norman Park
- Morningside
- Camp Hill
- Coorparoo
- Greenslopes
- Stones Corner
Planning Data
Brisbane City Plan 2014
Managed by Brisbane City Council
Traditional Building Character Overlay
Protects pre-1946 character housing areas with controls on demolition, building height, form, and materials. Applies to significant portions of inner Brisbane suburbs including Paddington, Red Hill, and Ashgrove.
Flood Overlay
Brisbane River and creek flood mapping with property-level flood depth data. Affects insurance costs, minimum floor levels, and building requirements. Significant in low-lying suburbs like West End, New Farm, and Auchenflower.
Heritage Overlay (Local & State)
Local Brisbane City Council heritage listings and Queensland Heritage Register entries. Heritage-listed properties have strict controls on alterations, materials, and demolition.
Landslide Hazard Overlay
Identifies areas with potential landslide risk, particularly relevant for hillside suburbs like Bardon, Paddington, and Red Hill. Affects building foundations and earthworks requirements.
Biodiversity Overlay
Protects significant vegetation and ecological corridors. Can affect clearing approvals and building footprint placement.
Data Sources
- Brisbane City Council Open Data Portal — Spatial overlay data
- Queensland Heritage Register — State heritage listings
- Brisbane City Council — Local heritage listings
- BCC Flood Maps — Property-level flood depth data
- BCC Open Data — Zoning and suburb boundary data
Results
Brisbane Case Studies
Pre-Auction Price Prediction — Paddington Queenslander
Paddington, QLD
Three-layer prediction analysis of a 4-bedroom Queenslander on 607m² in Paddington. Comparable sales analysis identified 12 similar properties within 800m sold in the past 12 months. AI analysis highlighted the premium for north-facing rear yard and original VJ boards, while noting flood overlay proximity as a minor risk factor.
Predicted range $1.62M–$1.78M. Property sold at auction for $1.71M — within 1.2% of midpoint estimate.
Raise & Build Cost Scenario — West End Cottage
West End, QLD
Construction cost estimation for raising a pre-war cottage in West End and building a new ground floor with 2 bedrooms, bathroom, and rumpus room. Analysis included excavation costs, house raise and restumping, ground floor fitout at standard finish level, and full DA/BA approval cost estimates.
Estimated build cost $385K–$445K (standard finish). End value estimate $1.45M yielding projected ROI of 32% over 18-month build period.
Planning Constraint Analysis — Hawthorne Heritage Area
Hawthorne, QLD
Comprehensive planning constraint analysis for a property in Hawthorne's Traditional Building Character overlay. Assessment identified heritage overlay restrictions, character housing provisions, and setback requirements that would affect a proposed second-storey addition.
Identified that a sympathetic second-storey addition was achievable under the overlay provisions, with 3 recent DA approvals for comparable work within 200m.
Market Intelligence — Teneriffe Suburb Analysis
Teneriffe, QLD
Deep market analysis for Teneriffe including 12-month price trends, days on market analysis, supply/demand ratios, and demographic profiling. Analysis compared unit vs house performance and identified infrastructure projects (Cross River Rail) likely to impact future values.
Identified 8.2% annual growth for houses vs 3.1% for units. Median days on market dropped from 34 to 21 days, indicating strong demand tightening.
Basement Compliance Assessment — Bardon Hillside
Bardon, QLD
Basement compliance analysis for a sloping block in Bardon testing against Brisbane City Plan 2014 basement definition requirements. Analysis assessed natural ground levels at perimeter points and calculated whether the proposed Level 2 floor height complied with the 1.0m above NGL maximum.
Assessment confirmed compliance was achievable with design modification — Level 2 floor lowered 300mm to meet the NGL requirement at the critical uphill perimeter point.
Brisbane FAQ
What suburbs does the Brisbane predictor cover?
We currently cover 33 inner Brisbane suburbs across four zones — West (Paddington, Auchenflower, Toowong, Milton, etc.), North (Newstead, Teneriffe, New Farm, Fortitude Valley, etc.), South (West End, Woolloongabba, Kangaroo Point, Annerley, etc.), and East (Hawthorne, Bulimba, Balmoral, Norman Park, etc.). Coverage is focused on areas with sufficient comparable sales data to produce meaningful predictions.
What planning constraints are checked for Brisbane properties?
We check Brisbane City Plan 2014 overlays including Traditional Building Character, Heritage (local and state), Flood Overlay (including property-level flood depth data), Landslide Hazard, and Biodiversity overlays. We also monitor Development Application activity through Planning Alerts.
Are construction cost estimates Brisbane-specific?
Yes. Our Brisbane construction cost estimates are based on industry rate databases specifically calibrated for the Brisbane market, adjusted for inflation using ABS Producer Price Index data for residential construction in Queensland. Costs reflect Brisbane council DA/BA fee schedules and local builder rates.
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