Development Application Costs in Queensland: What You'll Pay
A development application (DA) has no single price. The council fee is only one line, and it depends on the type and scale of your project and on which council assesses it. Add state referral fees, consultant reports and drawings, and the total for a small project can run well past the council fee alone. This guide breaks the costs into layers, using Brisbane and South East Queensland as the main example and NSW as a comparison.
TL;DR
Council fees vary by council, project type and size. Brisbane City Council calculates them from a points system, and one point is worth $143 in 2026-27.
Some applications also attract state referral fees, and councils can add charges for independent reviews of specialist studies.
The statutory fee does not pay for preparing the application. Planning, survey, engineering and design work are separate costs.
NSW sets maximum fees on a sliding scale of estimated development cost, so the same project is priced differently there.
Get a scoped fee proposal and a council fee estimate before you commit to a site.
Table of Contents
The four layers of development application cost
Most people ask what the application costs and hear only the council fee. In practice the bill has four layers:
Council assessment fee, set by the local government and paid to it.
State referral or assessment fees, where the project touches a state interest.
Preparation costs: the planning consultant, surveyor, civil engineer and other specialist reports and drawings.
Later charges, such as infrastructure charges, conditions of approval and plan sealing for subdivisions.
Redland City Council lists this spread plainly: beyond lodgement fees and infrastructure charges, development costs can include planning consultant, building consultant, surveyor and civil engineering fees. Budgeting for only the first layer is the most common reason projects overrun.
Council fees: how Brisbane calculates them
Brisbane City Council does not publish a flat price per application. It allocates points to each type of development service, then converts them to dollars. For 2026-27, each point is valued at $143, and the points system applies to material change of use, reconfiguring a lot and building work applications.
The council says its assessment and compliance fees vary with the type and scale of development. It also notes that listed fees include GST where applicable, and that it generally issues a fee quote after lodgement rather than asking for payment at the time you lodge. Plan your cash flow for that quote arriving after you have already paid your consultants.
How fees differ by project type
Brisbane’s fee schedule treats different projects differently. Its published development assessment and compliance fees separate minor and domestic development, multiple-dwelling development and reconfiguration of a lot. Impact-assessable multiple dwellings carry an additional fee, and reconfiguration fees combine a base fee with per-lot charges.
In practice, that means:
Project | How the council fee tends to build up |
Dual occupancy or duplex | Multiple-dwelling category; higher if impact assessable |
Townhouses | Multiple-dwelling category, scaling with the size of the development |
Subdivision (land split) | Base fee plus a charge per lot created |
Commercial (childcare, health care, office, warehouse) | Assessed by development type and scale; fee quote after lodgement |
Minor changes or domestic work | The lower minor and domestic category |
Whether your project is code assessable or impact assessable matters as much as the category. Impact assessment usually involves public notification, more assessment work and more consultant input. Our guide to the development application process in Queensland explains how those assessment levels work.
Other councils in South East Queensland
Every council sets its own schedule, so a project in Moreton Bay, Logan, Ipswich or Redland will not be priced like one in Brisbane. Check the current schedule for the council where the land sits. Do not assume a figure from a neighbouring area transfers across.
State referral and assessment fees
If your project affects a state interest, the state becomes involved. The Queensland Government explains that this covers things like state heritage places, state transport corridors or the clearing of certain vegetation. The State Assessment and Referral Agency (SARA) then acts as a referral agency or assessment manager, and it charges fees for its assessment and referral services. The same page notes SARA offers a free pre-lodgement service, which is worth using on any site near a state road or in a sensitive area.
Referral agencies assess against relevant planning instruments. Under the Planning Regulation 2017, that includes local planning instruments, regional plans, the State Planning Policy and applicable development approvals. Brisbane’s schedule shows a related example: a $2,400 referral fee for certain building work referrals under specific Planning Regulation 2017 provisions.
In priority development areas, assessment is by Economic Development Queensland rather than the council. It may charge additional assessment fees to cover specialist consultant input, such as architects or acoustic engineers.
What the application fee does not cover
The statutory fee pays the council to assess your application. It does not pay anyone to prepare it. Ipswich City Council makes the point directly: applicants may separately pay for supporting information and consultants, and must also pay if Council requires a specialist study to be reviewed by an independent consultant.
Depending on the project, the preparation layer can include:
A town planning report and the management of the application through to lodgement.
Site survey and, for subdivisions, the proposed lot layout plans.
Civil engineering for stormwater, driveways, access and services.
Architectural drawings for dual occupancy, townhouse or commercial designs.
Specialist studies, such as traffic, acoustic, flood or landscape reports, where the planning scheme triggers them.
These costs depend on how complex the site is and what the planning scheme requires. A flat, regular lot with a simple code-assessable design needs far less than a constrained site needing several studies. We do not publish fixed prices because the scope drives the fee, so we scope each project first.
Costs on top of the application: infrastructure charges and subdivision steps
Approval is not the last cost. Councils levy infrastructure charges on many developments, and conditions of approval can require works such as driveway crossovers, stormwater connections or upgrades. For a subdivision, you also face survey, engineering, plan sealing and title registration after approval. Our practical guide on whether you can subdivide your property in Queensland walks through those steps in order.
For a multi-dwelling project such as a duplex, construction cost is a different order of magnitude from approval cost. Our article on building a duplex in Brisbane covers approvals, rules and costs together, so you can see where the application sits in the whole budget.
How NSW compares
If you are comparing states, the structure is different. NSW sets maximum DA fees in its regulation, using a sliding scale based on estimated development cost. For 2026-27, the maximum base fee for work costing between $5,001 and $50,000 is $235, plus $3.00 for every $1,000 (or part thereof) by which the cost exceeds $5,000. Subdivision fees there combine base fees with per-lot charges, which differ depending on whether a public road is opened.
NSW also has a levy that Queensland applicants do not face. From 1 July 2026, the Housing and Productivity Contribution applies to relevant applications, and residential subdivision in Greater Sydney is charged at $13,000.73 per new dwelling lot.
Northern Beaches Council shows how seriously NSW councils treat the cost estimate. It says the base construction cost of a house is often not enough to calculate the fee. Retaining walls, driveways and landscaping must be included to form a genuine estimated development cost. Its list of what counts also includes consultant fees, GST and the long-service levy.
The lesson for anyone budgeting across borders: do not carry a figure from one state or council to another. Brisbane uses points, NSW uses a cost-based scale, and the add-on charges differ.
A practical way to budget
Use this order to avoid surprises:
Confirm what the planning scheme allows. Check the zone, overlays and the level of assessment before you spend anything on drawings. A site feasibility assessment is the cheapest way to find a dead end early.
Ask the council for a fee estimate. Use the current fee schedule for your council and project type. Remember Brisbane normally quotes after lodgement.
Check for state involvement. Ask whether the site triggers a referral, and use pre-lodgement services where they are offered.
List the consultants you need. Survey, engineering, architecture and specialist studies, each with a written quote.
Add a contingency. Councils can issue information requests that require further reports, so hold some budget back.
Add post-approval costs. Infrastructure charges, conditions and, for subdivisions, plan sealing.
Checking a town planner’s scope and fee
Two quotes can look far apart because they cover different things. Before you sign, ask:
Does the fee include preparing the planning report and managing the application through to lodgement?
Are council and referral fees paid by you directly, and is that stated?
Who handles responses if the council issues an information request, and is that work included or charged separately?
Which specialist reports does the planner expect, and who engages and pays for them?
Is the fee fixed or hourly, and what triggers a variation?
A clear written scope is the best protection against creep.
Is a show cause notice part of a development application?
No. A show cause notice is an enforcement tool. Queensland’s planning department explains that one may be given where an assessing authority reasonably believes a person has committed or is committing a development offence. It is separate from a normal application, though a planner can help you respond, and in some cases a new application may be part of resolving the issue. If you receive one, get advice quickly and read the deadline on the notice.
Our perspective
Most cost blowouts we see are not caused by the council fee. They come from a site that was bought or designed before anyone checked what the planning scheme would actually support. We take a practical, commercially-focused approach. Before an application is prepared, we look at the site, the zoning and overlays, and the council’s requirements, so the budget is built on what the application will realistically need. From initial site investigations through to lodgement, the aim is technical precision and strategic foresight, so the process runs smoothly and approvals are sought in good time. We cannot promise an outcome, and no honest planner can, but a well-prepared application gives your project its best chance. Spending a little on planning advice up front is usually the cheapest money in the project, because it tells you early whether to proceed, redesign or walk away. Jwal
Get a scoped fee for your project
We manage development applications for subdivisions, dual occupancy, townhouses, apartments, rooming accommodation, service stations, offices, warehouses and commercial projects such as childcare centres and health care facilities, across Brisbane and South East Queensland. Fees are based on the scope of your project, so we start by understanding your site and what you want to build.
See our planning services or contact Urbanza Town Planners to talk through your site before you commit to a budget.
FAQ
How much does a development application cost in Brisbane?
It depends on the type and scale of the development. Brisbane City Council converts points to dollars, at $143 per point for 2026-27, and the final fee is generally quoted after lodgement. Add state referral fees where they apply and the cost of preparing the application.
Does the council fee include the cost of preparing my application?
No. The statutory fee covers the council’s assessment only. Planning reports, survey, engineering, drawings and specialist studies are separate costs paid to the professionals who prepare them.
Are development application fees the same in every state?
No. NSW uses a sliding scale based on estimated development cost, with maximum fees set in regulation. Queensland councils set their own schedules, and Brisbane uses a points system. Check the current schedule for your council.
Can I get a refund of state assessment fees?
In some cases. The Queensland Government says SARA applicants may receive a full or partial refund where an application is incorrectly referred or lodged, or where fees are inadvertently overpaid. Check the SARA page for current conditions.
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