Your development journey

The property development process

A structured walkthrough of every phase, from your first idea through to settlement. Click any stage to learn more.

How to use this flowchart

Property development is not a straight line. Some phases run at the same time, some depend on decisions you make along the way, and the order can shift depending on your project and your market. This flowchart maps the typical residential development process in Queensland so you can see where you are, what comes next, and how the pieces connect.

Click on any phase to expand the detail underneath. Where a DevelopSURE tool exists for that stage, you will see a button to go straight to it. If you are just starting out, begin at Phase 1.

Sequential stage
Parallel (concurrent) phases
Decision point
Phase
1
Strategy & self-assessment
Define goals, budget, risk appetite, and development type
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Before anything else, get clear on what kind of developer you want to be. Are you doing one project or building a business? What return do you need? What is your risk tolerance? How much time can you commit? This stage costs nothing but shapes every decision that follows. Many developers skip it and end up in the wrong type of project for their situation.

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Phase
2
Concurrent
Market research
Demand, supply gaps, demographics, pricing
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Understand what the local market actually needs - not what you want to build. Look at recent comparable sales, rental vacancy rates, population trends, infrastructure investment, and what is already in the pipeline from other developers. Talk to local agents. The best developments solve a real demand problem.

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Site sourcing
Agents, off-market, councils, direct approach
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Good sites are rarely found on real estate portals. Build relationships with local agents who work with deceased estates, mortgagee sales, and motivated vendors. Drive your target suburb regularly. Check council planning portals for development applications - they reveal where other developers are looking. Direct approach letters to landowners can work well for large or awkward lots.
Phase
3
Concurrent
Due diligence
Zoning, overlays, soil, services, covenants
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Investigate everything that could stop or complicate the project before you go unconditional. Check the planning scheme, flood and bushfire overlays, heritage listings, easements, restrictive covenants, soil conditions, and services (sewer, water, power capacity). A town planner and a solicitor are both essential at this stage.

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Feasibility study
All costs vs end value - does it stack up?
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The numbers that matter: Land + stamp duty + construction + soft costs (architect, planner, QS, DA fees, council contributions, finance costs, marketing) + GST vs Gross Realisable Value (what it sells for). Target a minimum 20% return on cost. Run three scenarios - base case, pessimistic (-5% revenue, +5% costs), and optimistic. If the pessimistic case doesn't work, walk away.

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Site acquisition
Conditional contracts, due diligence clauses
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Negotiate the contract with conditions that allow you to complete due diligence and feasibility before going unconditional. Standard conditions include subject to finance, subject to satisfactory due diligence, and subject to development approval (for higher-risk sites). Never go unconditional until the numbers stack and the site risks are understood. Your solicitor should review the contract before you sign anything.
No
Revisit design
or walk away
Do the numbers
stack up?
Yes
Phase
4
Concurrent
Planning & design
Architect, town planner, DA lodgement
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Engage an architect and town planner to design the project within what council will approve. Lodging a strong Development Application (DA) requires architectural drawings, planning reports, shadow diagrams, traffic and heritage reports (where applicable). The design should maximise the site's yield while staying within setback, height, and floor space ratio limits. A good town planner is worth their fee many times over in approval time saved.
Finance & capital
Construction loan, equity structure, investors
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Start talking to lenders early - construction finance takes time to arrange and lenders have their own due diligence requirements. Most lenders require DA approval and a percentage of pre-sales before they will fund construction. Typical loan-to-cost ratios are 65-70% for residential development. Structure your equity carefully - your own funds, JV partners, or private investors each have different cost and control implications. Use a property finance broker who specialises in development lending.
Phase
5
Concurrent
Development approval
Council, conditions, referrals, appeals
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Council assessment times vary enormously - 3 months for a straightforward duplex in a cooperative council, 18+ months for complex sites with objections or referrals to state agencies. Respond promptly to requests for information. Conditions attached to your approval will need to be addressed before or during construction. If approval is refused, you may be able to appeal - sometimes the threat of an appeal alone brings council to the table.
Pre-sales & marketing
Off-the-plan contracts, sales agent, display suite
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Pre-selling dwellings before construction starts de-risks the project and satisfies lender requirements. Most lenders require 60-100% pre-sales for apartment projects. A good residential project marketer and sales agent (not just a general real estate agent) will understand how to position and price off-the-plan product. The pre-sale contracts are exchanged with a deposit held in trust - buyers pay the balance at settlement when construction is complete.
Phase
6
Construction
Builder contract, site management, variations, quality control, progress claims
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Appoint a builder through a competitive tender process and execute a fixed-price contract (HIA or MBA standard forms). Your project manager or superintendent will administer the contract, approve progress claims, manage variations (changes to scope - keep these minimal), and conduct regular site inspections. Keep a detailed variations register. Construction finance is drawn down in stages aligned to progress claims. Most residential developments take 10-18 months to build.
Phase
7
Concurrent
Completion & settlement
Handover, buyers settle, construction loan repaid
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Practical completion occurs when the building is finished and the builder issues a practical completion certificate. A defects liability period (typically 3-12 months) follows during which the builder must rectify any defects. Buyers are notified to settle - they pay the contract balance and take title. The construction loan is repaid from settlement proceeds. Strata or community title is registered before settlement for multi-unit projects.
Hold or exit strategy
Sell, refinance and hold, or plan the next project
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Decide whether to sell (crystallise profit, free up capital), refinance into an investment loan and hold for rental income (build a long-term portfolio), or a combination. Some developers sell some units and retain others. If holding, transition to a property manager. Either way, do a full project review - what worked, what didn't, what would you do differently. Use the lessons and the capital to plan the next project.
Note: Timelines vary significantly by state, council, project type, and market conditions. This diagram reflects the typical residential development process in Australia. Always seek independent legal, financial, and planning advice before committing to a development project.
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