South East Queensland — Council Development Profile

Redland City Council

Bayside amenity, a State-mandated dwelling shortfall and new PDAs

Redland City pairs premium bayside amenity with strong migration-driven growth and a State-mandated dwelling shortfall, creating clear policy tailwinds for the townhouse, terrace and small-lot product unlocked near its centres. New State-led Priority Development Areas — led by Southern Thornlands — are actively unlocking serviced land, tempered by genuine environmental constraints.

Cleveland and Raby Bay waterfront, Redland City

Photo: Orderinchaos, CC BY-SA 4.0, via Wikimedia Commons

Development Snapshot

Population

170,225 (ERP, 2024)

Projected Population 2046

~211,500

Dwelling Target to 2046

~5,000-dwelling shortfall to close, infill-led (ShapingSEQ 2023)

Planning Scheme

Redland City Plan (Version 12, Nov 2024; new scheme by 2028)

Land Area

~537 km²

Median House Price

~$1.1M–$1.15M (2025–26)

ShapingSEQ 2023; profile.id; EDQ; Domain/CoreLogic 2025–26; Redland City Council. Figures are indicative and should be verified before any transaction.

Planning & Zoning

Development is governed by the Redland City Plan (Version 12, effective November 2024), with an entirely new scheme targeted for 2028. Key fronts:

Southern Thornlands PDA — gazetted April 2025 (~890–900 ha); potential ~8,000 new homes plus an enterprise precinct, now under EDQ
Weinam Creek PDA (Redland Bay) and the Toondah Harbour PDA (under review)
Shoreline (Southern Redland Bay) greenfield community; centres at Cleveland, Capalaba, Victoria Point and Redland Bay
Constraints: significant koala habitat and the Moreton Bay Ramsar wetlands require overlay due diligence

Growth & Demographics

Redland's estimated resident population reached 170,225 in 2024 (up 2.1% over the year) and is projected toward roughly 211,500 by 2046. Under ShapingSEQ 2023, the City Plan carries an estimated ~5,000-dwelling shortfall against its benchmark, to be closed primarily through infill and 'gentle density' — reduced minimum lot sizes, townhouse and terrace product, and height uplift near the principal centre.

Development Pipeline & Approvals

The Shoreline master-planned community (~3,000 lots / ~10,000 future residents) is under construction with State co-investment in wastewater infrastructure. The Weinam Creek PDA is progressing a staged waterfront and transport-hub redevelopment, while the Southern Thornlands PDA (declared 2025) shifts ~8,000 homes of assessment to the EDQ framework. The large Toondah Harbour redevelopment is effectively paused after the development partner's withdrawal.

Investment Angle

Redland combines strong migration-driven growth with a State-mandated dwelling shortfall (~5,000 homes), creating clear tailwinds for the townhouse, terrace and small-lot product its new planning settings unlock near Cleveland, Capalaba and Victoria Point. State intervention via PDAs (Southern Thornlands, Weinam Creek, plus the maturing Shoreline greenfield) is unlocking serviced land, while premium bayside amenity supports above-average values — tempered by environmental constraints that make overlay due diligence critical.

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