More Homes, Sooner — Brisbane’s Proposed LMR Zoning Changes

Brisbane City Council’s proposed ‘More Homes, Sooner’ reforms could open the door to more townhouses, apartments and small-lot housing across key parts of the city, especially in areas close to transport and lifestyle hubs. While the changes are aimed at boosting housing supply, they also raise bigger questions around neighbourhood character, development potential and where Brisbane is heading next.

Why is Brisbane reviewing the LMR zone?

Brisbane is growing quickly, and Council says the city will need around 210,800 new homes by 2046 to support population growth and deliver more diverse housing options. The guide points to increasing interstate and overseas migration, rising construction costs and workforce shortages as reasons a steadier pipeline of housing is needed.

The LMR zone already makes up around 14% of Brisbane’s residential areas and is generally found in locations close to public transport, shopping centres and key services. It currently allows a mix of housing types including townhouses, units, apartments and row houses. The proposed changes are intended to expand the opportunity for these types of homes in the right locations.

What housing types are being encouraged?

According to the guide, the proposed framework would allow for several housing types within the LMR zone over time:

• 2 to 3 storey small lot houses on lots larger than 120m² outside Key Locations
• 2 to 3 storey duplexes on lots larger than 400m² outside Key Locations
• 3 storey multiple dwellings on lots larger than 600m²
• 4 storey multiple dwellings on lots larger than 800m² in Key Locations

In plain English, that means more flexibility for well-located land, and more opportunity for townhouse, duplex and apartment-style development, especially near transport and activity centres.

ABOVE: The four housing types proposed for the LMR zone, from small-lot houses to four-storey multiple dwellings. Source: Brisbane City Council.

What is a ‘Key Location’?

This is one of the most important parts of the proposal. A Key Location includes land within a Principal centre, Major centre, District centre or Mixed use zone, as well as land within 400 metres walking distance of major public transport or qualifying public transport stops, or land within 400 metres of those centre zones. The idea is simple enough: place more housing closer to infrastructure, shops and transport, rather than pushing growth further out.

The guide specifically says locating multiple dwellings closer to transport and shops can help create more inclusive communities, make better use of infrastructure and support local businesses.

What could this look like on the ground?

The guide includes example streetscapes showing how LMR neighbourhoods may evolve over time. Areas outside Key Locations would still allow a mix of housing, including 2 to 3 storey freehold small lot houses on minimum 120m² lots and 3 storey duplexes on minimum 400m² lots.

Areas inside Key Locations would provide greater opportunity for apartment-style development, including 3 storey multiple dwellings on minimum 600m² lots and 4 storey multiple dwellings on minimum 800m² lots. For owners, that means the development potential of a site may increasingly depend not just on zoning, but on how close the property is to transport and centres.

Small lot housing changes

One of the more practical changes relates to small lot housing. Where land is subdivided into lots smaller than 180m², down to a minimum of 120m², a Development Footprint Plan (DFP) would be required. This plan would show items such as the building footprint, driveway width and location, bin storage, street trees, impervious area and any shared or built-to-boundary walls. If a future house complies with that approved footprint plan, a separate development application for the dwelling would not be required.

That matters because it could streamline delivery. In a city where time, cost and approvals all love making life harder than necessary, that is not nothing.

ABOVE: An indicative Development Footprint Plan for a small lot, showing how building footprint, driveway, landscaping and bin storage would be set out. Source: Brisbane City Council.

Car parking requirement changes

The proposal also includes citywide changes to on-site car parking requirements for units and apartments outside the City core and City frame areas.

Applies outside the City core and City frame areas. Source: Brisbane City Council.

Council notes that car ownership is decreasing and says the proposed rates would still remain comparable to surrounding council areas. For developers, reduced parking requirements can improve design flexibility and project feasibility. For buyers and residents, reactions will probably depend on lifestyle. Some will see it as sensible urban planning near transport. Others will hear “less parking” and immediately picture street parking warfare at 7:12pm on a Thursday.

What about low density areas?

The guide also notes a separate update to the low density residential zone, where properties can be subdivided into 300m² lots if they are within 300 metres walking distance of a shopping centre. This is an expansion from the existing 200 metre provision. That suggests the broader strategy is not just about increasing apartment development, but about gradually enabling more housing diversity across established suburbs.

My view

In my view, these proposed changes are largely a positive step for Brisbane, and I am generally supportive of them. The city needs more housing supply and a greater range of housing options, particularly in well-located areas close to transport, employment and lifestyle amenity.

However, policy intent and on-the-ground outcomes are not always the same thing. Developers will often test the limits of what is permissible, and there is a legitimate concern that some projects may compromise on quality, character or design in the pursuit of yield, while still managing to secure approval beyond what many would see as the intended scope. Just as importantly, I do not believe Brisbane will experience truly meaningful change in many established suburbs until the restrictions surrounding pre-war homes are revisited, as those controls continue to place a substantial ceiling on how much additional housing can realistically be delivered.

Why this matters for Brisbane property owners and buyers

These proposed changes matter because they may affect:

• The future development potential of certain sites
• The type of projects that become feasible in established suburbs
• Land values in well-located LMR pockets
• How neighbourhoods evolve over time
• Buyer demand for properties close to transport, shopping and services

For investors and developers, this could create new opportunities in selected LMR-zoned precincts. For owner-occupiers, especially those in suburbs with strong amenity and transport access, it is worth understanding whether a property sits inside or outside a Key Location.

Final thoughts

The proposed LMR reforms are part of a bigger push to deliver more housing in established areas without completely reshaping Brisbane’s suburban identity overnight. The balancing act is obvious: increase supply, improve housing choice, and direct growth to places best supported by infrastructure.

Whether you see that as smart planning, overdue reform, or the beginning of endless neighbourhood debates over height, parking and density probably depends on where you live and what you own. But one thing is clear: if adopted, these changes could materially influence how parts of Brisbane develop over the coming years.

⚠ Disclaimer: This article is general information only and does not constitute financial, planning or legal advice. The measures described are proposed changes that were open for public consultation (20 February to 20 March 2026) and remain subject to Council’s decision and adoption. Diagrams are sourced from Brisbane City Council’s ‘More Homes, Sooner’ material. Please confirm the specific zoning and Key Location status of any property before making decisions.