The PipelineDevelopment Pipeline in Brisbane Inner - East
1 Proposed178applications in assessmentLeading · to July 2026See applications ↓
2 Approved169dwellings approved in 2024-25, or 0.66 per 100 existing dwellings a yearOfficial · ABS to June 2026See approvals ↓
3 Building31major projects committed or under construction, 13 of them already on siteForward · completions to 2029+See projects ↓
4 Delivered540new addresses verified since the 2021 Census, up 2.8% on the existing baseActual · to June 2026Where it landed ↓
In the 2024-25 financial year the ABS recorded 169 dwelling approvals across Brisbane Inner - East. Right now, 178 development applications are lodged in the Brisbane local government area. AreaSearch tracks 31 major projects here that are committed or under construction, the largest being Bulimba Barracks Urban Renewal Project at an estimated $1.20bn. On the ground, 540 new addresses have been verified since the 2021 Census — growth of 2.8% on the existing address base.
These four figures are deliberately not added together. An application, an
approval and a project under construction are often the same building at three points in its life,
measured by three different bodies with three different lags. Read them as a sequence, not a total.
ApprovedBuilding Approvals in Brisbane Inner - East
What councils and certifiers have formally
permitted — the ABS series, published about four months in arrears.
Approvals are running at 0.66 per 100 existing dwellings a year, in line with the Queensland rate of 0.77. Recent approvals are dominated by attached housing — apartments, townhouses and other non-detached dwellings make up 72% of them. That is a clear shift toward density — the five-year average is 37% houses. Detached houses make up 53% of the homes already standing here but only 37% of the past five years of approvals, so the area is densifying. The average approved dwelling is valued at $864,000 in construction cost.
For its size, Brisbane Inner - East is adding 0.66 dwellings a year per 100 existing homes — in line with the Queensland rate of 0.77 and the national rate of 0.71. That is about 4.7 approvals a year for every 1,000 residents. Building intensity has been broadly stable across the published series.
Measured against people rather than housing stock, Brisbane Inner - East is approving 9.65 dwellings a year per 1,000 residents — above the Queensland rate of 6.67. The two rate views differ by household size, which here averages 2.6 people per home. Housing the projection to 2041 would need about 2.54 per 1,000 residents a year.
Dwelling approvals a year per 100 existing
homes, with Queensland and Australia for comparison. This is the
same activity as the totals view, divided by the size of the area — which is the only
fair way to compare a large SA3 with a small one.
Dwelling approvals a year per 1,000
residents, each year divided by that year’s estimated resident
population (ABS ERP at 30 June), not by today’s — which matters most in fast-growing
areas, where a fixed denominator can understate the early years by half. The most recent periods use the latest published ERP, as the population series runs a year behind approvals. Read it alongside the per-100-homes view: the two differ wherever household size does.
Dwelling units approved each financial year. The dashed line is the five-year average of 232.
How intensively is it building?
Dwelling approvals a year per 100 existing dwellings.
Brisbane Inner - East0.66
Queensland0.77
Australia0.71
What is here, and what is coming
Detached houses as a share of existing homes,
against the share of recent approvals.
Existing homes (2021 Census)53%
Approved, last 5 years37%
Approved, latest year28%
Detached housesApartments, townhouses & other
Approvals mix by year
Share of each year’s approvals.
2022
2023
2024
2025
2024-25
$175m
Residential work approved
2024-25
$110m
Commercial work approved
construction cost
$864,000
Average value per approved dwelling
last two years
196
Residents per approval
Supply & DemandIs Brisbane Inner - East Building Enough Homes?
The same approvals, measured against the population
they have to house.
Brisbane Inner - East approves about 4.7 new dwellings a year for every 1,000 residents. Since the 2021 Census it has added 4,536 residents but only 540 new addresses — about 8.4 extra people for every home built, against an average household of 2.6. On those numbers supply has not kept pace with growth. Housing the population projected for 2041 implies roughly 124 new dwellings a year from here, which puts the recent approval rate of 232 a year comfortably ahead of what the projection needs.
Growth against supply since the Census
People added for every new address verified,
against the size of an average local household.
People added per new home8.4
Average household size2.6
A bar longer than the household average means
the area gained more residents than its new housing could hold, and the extra had to be
absorbed by existing homes.
Approval rate against projected need
Dwellings a year: what is currently being
approved, against what the 2041 population projection implies.
Approved (5-yr average)232
Implied need to 2041124
Implied need assumes the average household stays
at today’s 2.6 people. Approvals are not
completions, and not every approval is built.
What is being asked for right now — applications
collected from council planning portals, before any of it reaches the ABS series above.
AreaSearch tracks applications of material scale; routine minor works such as signage and
fencing changes are not carried, so these are not counts of every application lodged. 187
of them carry an AreaSearch analyst assessment — look for the
Analysed marker in the search below.
AreaSearch tracks 4,712 development applications of material scale lodged with council across Brisbane Inner - East, the most recent in July 2026. The most common types in the queue are commercial, multi-residential and industrial. Live applications account for about 865 proposed dwellings.
Number of applications by development type. This is the clearest
single picture of what kind of place Brisbane Inner - East is being asked to become. Councils in
Queensland do not publish an estimated cost of works in
their planning feeds, so applications here are counted rather than valued. A further 77 applications sit across
4 smaller categories,
too few to plot.
Where the applications stand
As reported by the council. Highlighted rows are
applications still in assessment.
Decided3,676
Past851
In Progress185
7 applications are still marked under
assessment but were lodged more than
18 months ago. Councils often leave determined or
abandoned applications open in their feeds, so
they are counted here but excluded
from the live queue above.
By local government area
Applications on record within each council area that
overlaps Brisbane Inner - East. This counts applications inside this
statistical area only — it is not a total for the council.
Brisbane4,712
Recent applications in Brisbane Inner - East
By the number of dwellings proposed, as lodged. Figures are the applicant’s own and are not verified by AreaSearch.
Minor change to a staged mixed-use development comprising 732 apartments, retail, and commercial.East Brisbane · In Progress · lodged Jun 2026
732 dwellings
Six-storey residential development comprising 47 units and two levels of basement car parking.East Brisbane · In Progress · lodged Jul 2026
47 dwellings
Minor internal expansion of an existing ground-floor Seasons IGA supermarket.East Brisbane · In Progress · lodged Mar 2026
12 dwellings
Construction of a multi-unit dwelling comprising 10 dwellingsMorningside - Seven Hills · In Progress · lodged Feb 2026
10 dwellings
4-storey multiple dwelling comprising 9 units and retention of a pre-1947 dwelling.Bulimba · In Progress · lodged Jun 2026
9 dwellings
Change application for a 3-storey multiple dwelling building with 8 units and 19 parking spaces.Norman Park · In Progress · lodged Jul 2026
8 dwellings
Minor change to an approved 8-unit, 2-3 storey multiple dwelling development.Bulimba · In Progress · lodged Mar 2026
8 dwellings
Seven residential units across two storeys over two basement levels behind a retained pre-1947 dwellingBulimba · In Progress · lodged Oct 2025
7 dwellings
BuildingFORWARDMajor Projects & Infrastructure in Brisbane Inner - East
What is funded and moving — the projects large enough
to change how Brisbane Inner - East works, ranked by committed value and how close
they are to delivery.
AreaSearch tracks 31 current projects across Brisbane Inner - East. The largest is Bulimba Barracks Urban Renewal Project at an estimated $1.20bn, due by 2032. That breaks down as 13 under construction, 8 approved and awaiting a start and 10 still in planning. The pipeline is weighted toward residential development, communities, precincts & urban renewal and sports & recreation.
Under construction$400mby 2026
Rivermakers Precinct
A 30-hectare riverside mixed-use industrial and heritage business precinct. The masterplan includes The Depot (modern industrial/retail), The Hills (lifestyle destination), and the Heritage Quarter, which…
Major redevelopment of the 20-hectare former Bulimba Barracks site into a masterplanned community. The project includes approximately 855 residential dwellings, a retail and dining precinct centered around the…
Masterplanned urban renewal of the former Bulimba Barracks defence site on about 20-21 hectares of Brisbane riverfront land. The project will deliver around 850 homes, a mixed-use lifestyle precinct in the…
Oxford & Princess - Bulimba Mixed-Use DevelopmentUnder construction · Residential Development · by 2026 · Bulimba
$140m
Murcia ResidencesUnder construction · Residential Development · by 2027 · East Brisbane
$120m
Hampton Yards East BrisbaneIn planning · Residential Development · by 2028 · East Brisbane
$500m
Social Housing Development - Wellington Road East BrisbaneUnder construction · Residential Development · by 2027 · East Brisbane
$25m
Eighteen ParkUnder construction · Residential Development · by 2026 · East Brisbane
$80m
Riverside Green - Bulimba Creek Parkland EnhancementUnder construction · Sports & Recreation · by 2026 · Bulimba
$12m
QParks Group - 5 Riding Road Mixed-Use DevelopmentApproved · Communities · by 2027 · Morningside - Seven Hills
$95m
Banksii, 169 Wellington RoadApproved · Residential Development · by 2027 · East Brisbane
$120m
Bhode Bulimba - 360 Riding Road Mixed-Use ResidencesUnder construction · Residential Development · by 2026 · Balmoral
$40m
BANKSIIApproved · Communities · by 2028 · East Brisbane
$80m
Morningside-Bulimba Bikeway ExtensionApproved · Transport & Logistics · by 2026 · Bulimba
$18m
653-655 Wynnum Road Mixed Use DevelopmentApproved · Communities, Precincts & Urban Renewal · by 2028 · Morningside - Seven Hills
$45m
16 further projects in
Brisbane Inner - East are not listed here.
Denotes AI-based impression for illustrative purposes only, not to be taken as
definitive under any circumstances. Please follow links and conduct other
investigations from the project’s source for actual imagery. Developers and
project owners wishing us to use original imagery please Contact
Us and we will do so.
Beyond 2030:
a further $1.80bn across
2 projects with completion dates further out — mostly precinct-scale programs whose dates are
indicative. Kept out of the chart so the years you can act on stay readable.
Estimated value of tracked projects by the year they are due to
complete, stacked by how certain they are. The dark band is money already being spent;
the pale band is still an intention. Estimates are indicative and mix infrastructure
cost with whole-of-precinct development value, so read the shape rather than the totals.
Approvals PipelineDevelopment Applications in Brisbane Inner - East
Development applications around
Brisbane Inner - East
Development approvals is a new addition to AreaSearch.
We’re actively expanding council coverage and refining the dataset — details and statuses for some councils may be partial. Check back regularly for the latest pipeline.
Applications
—
In the local catchment
Est. Value
—
Where disclosed
Under Assessment
—
Awaiting determination
Determined
—
Approved or decided
Approvals pipelineStatus, location, timing and project scale
Loading development applications…
Lodged
Address
Description
Type
Distance
Status
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
ProfessionalPRODevelopment Map for Brisbane Inner - East
Applications and major projects plotted where
they are actually proposed, with the
42 projects AreaSearch tracks here on their own tab — filterable by type, delivery stage,
area and committed value. To search every application on record rather
than this sample, use the section above.
DistributionWhere Development Is Happening in Brisbane Inner - East
Brisbane Inner - East covers 6 statistical areas. Follow any of them through for a full profile of population, housing, sales and amenity at local scale.
Map builder
Each area below opens a map builder on its own page — a tool for
putting a map and a table into a report. Pick the place types you want plotted
(schools, supermarkets, medical, child care, transport and the rest of what
AreaSearch holds), add development applications as their own layer, drop your own
points, then recolour, renumber and export the result as a table or CSV.
A this area only toggle clips everything to the boundary you are looking at.
Searches are charged against your credit balance — 1 credit per 40
results from AreaSearch data — and setting filters costs nothing until
you search. The builder works on one suburb-sized area at a time, which is why it
opens per area rather than across the whole of
Brisbane Inner - East.
Planning AuthoritiesCouncils Covering Brisbane Inner - East
Development in Brisbane Inner - East is assessed within the Brisbane local government area. AreaSearch publishes development
figures at ABS statistical boundaries rather than council boundaries. That is deliberate: the ABS
issues a separate official building-approvals series for local government areas, and totals
built up from statistical areas would not match it. Reporting at SA3 keeps every figure on this page
reconcilable with the published ABS series.
CompareNearby Development Hubs
The same view of building approvals, applications and
major projects for areas neighbouring Brisbane Inner - East.
Data & MethodSources & Method for Brisbane Inner - East
The four tenses, and what each one can tell you
Proposed — development applications
Collected from council planning portals. The
earliest signal available, but the least certain: many applications are amended,
withdrawn or refused, values are the applicant’s own estimate, and coverage
varies by council. This is a curated set, not the full council feed:
AreaSearch carries applications of material scale and does not track routine minor
works such as signage, fencing or small alterations, so the counts here are lower
than a council’s own total lodgement figure and should not be compared with it. Applications still shown as under assessment more than
18 months after lodgement are reported separately
and kept out of the live-queue figures: the age profile of open applications is
sharply split between a genuine queue under a year old and a long tail of records
councils never closed. Not every state publishes a cost of works — Queensland,
the Northern Territory and the ACT publish none at all — so on those pages
applications are counted rather than valued and no dollar figure is shown
rather than a partial one. Treated here as a snapshot of the current queue only —
AreaSearch does not chart application counts over time, because the history
reflects when each portal was collected rather than when development happened.
Approved — ABS building approvals
The official series, aggregated to SA3 from
ABS building approvals data, currently published to June 2026.
Counts dwelling units approved, not buildings and not completions. The most recent
financial year is annualised from nine months of data wherever it appears and is
labelled as such.
Building — major projects
Projects tracked individually by AreaSearch
from Infrastructure Australia, state infrastructure agencies, developer disclosures
and council records. Values are estimates and delivery dates are targets. Ranked on
this page by committed value and delivery stage rather than by distance.
Delivered — verified new addresses
New residential addresses verified in the national
address register since the 2021 Census. This is the closest available measure of what has
actually been built, though address creation can lead occupation and lags
construction. It is not a completions count.
Boundaries
Brisbane Inner - East is Statistical Area Level 3 30502 in the ABS Australian Statistical Geography Standard (2021 edition), made up of 6 Statistical Areas Level 2.
It has an estimated 48,912 residents, +10.2% since the 2021 Census.
Currency
Measure
Source
To
Dwelling approvals, five-year average
ABS / AreaSearch
June 2026
House share of approvals
ABS / AreaSearch
June 2026
Residents per approval
ABS / AreaSearch
June 2026
Value per approved dwelling
ABS / AreaSearch
June 2026
Commercial work approved
ABS / AreaSearch
June 2026
Verified new addresses since the Census
Address register / AreaSearch
May 2026
Development applications
Council planning portals
July 2026
Major projects
Infrastructure Australia / state agencies / AreaSearch
Ongoing
Figures on this page are read live from the
AreaSearch database each time it loads, so they update as soon as a source does.
Development in Brisbane Inner - East — common questions
How many new dwellings were approved in Brisbane Inner - East?
The ABS recorded 169 dwelling approvals across Brisbane Inner - East in the 2024-25 financial year, against a five-year average of 232 a year.
How many development applications are lodged in Brisbane Inner - East?
AreaSearch tracks 4,712 development applications of material scale across Brisbane Inner - East — routine minor works such as signage and fencing are not included, so this is not a count of every application lodged, of which 178 remain in assessment. Applications are assessed within the Brisbane local government area. The most recent application in our data was lodged in July 2026.
What major projects are planned for Brisbane Inner - East?
AreaSearch tracks 31 current major projects in Brisbane Inner - East, 13 of them under construction. The largest include Rivermakers Precinct, Bulimba Barracks Master Plan and Bulimba Barracks Urban Renewal Project.
Which council covers Brisbane Inner - East?
Brisbane Inner - East is an ABS Statistical Area Level 3. It is covered by the Brisbane local government area. AreaSearch publishes development figures at ABS statistical boundaries rather than council boundaries, so they reconcile with the official ABS series.
Is Brisbane Inner - East growing faster than the rest of Queensland?
On development approvals, Brisbane Inner - East is adding new dwellings at about the same rate as Queensland as a whole — 0.66 approvals per 100 existing dwellings a year against the state figure of 0.77.
How current is this development data?
ABS building approvals are published with a lag of roughly four months; this page carries the series to June 2026. Development applications are collected from council planning portals and refresh continuously, with the most recent application here lodged in July 2026. Major project records are reviewed on an ongoing basis. Each section carries its own currency label so the four are never confused.
Development data is provided for general information.
Estimated values, dwelling counts and delivery dates come from the lodging or delivering party and
are not independently verified by AreaSearch. Confirm anything material with the relevant council
or agency before relying on it.
Denotes AI-based impression for illustrative purposes only, not to be taken as
definitive under any circumstances. Please follow links and conduct other
investigations from the project’s source for actual imagery. Developers and
project owners wishing us to use original imagery please Contact
Us and we will do so.