Broad hectare refers to land parcels greater than 2,500m2 planned for residential development. Also, broad hectare supply – either by area or dwelling yield – includes only the developable component of the land parcel. Constraints to development, such as flooding and protected vegetation are removed.
In short, the broad hectare count in south east Queensland quantifies the amount of residential land supply and the number of dwellings that could potentially be accommodated over select time frames.
It must be noted that further development outside the identified broad hectare land parcels could also accommodate additional housing by way of infill development.
However, only 15% of new housing across SEQld is currently provided by infill development. Most of the new homes built across south east Queensland are supplied via broad hectare land parcels. See table 1 below.
Table 1: Distribution of dwelling approvals by infill or broad hectare land size
|Gold Coast (C)||12%||88%|
|Lockyer Valley (R)||59%||41%|
|Moreton Bay (R)||8%||92%|
|Scenic Rim (R)||5%||95%|
|Sunshine Coast (R)||14%||86%|
|Matusik estimates, Queensland Treasury. Total dwelling approvals over the past three financial years.|
Regardless of land size, residential development is dependent on adequate land supply.
Broad hectare data can be used to identify a shortfall in residential land supply and to trigger a planning response. It is important that adequate levels of residential land supply are maintained since it is one factor affecting housing affordability.
The current SEQld broad hectare count was done in September 2013. Queensland Treasury, however, updates this count quarterly, removing potential housing stock as new lots are developed and registered.
The information in this missive is based on June Quarter 2018 data.
Over the next ten years it is estimated that some 156,500 new dwellings can be supplied via broad hectare land across south east Queensland.
Table 2 provides a breakdown by local authority area below.
Table 2: Broad hectare land supply available over next ten years by dwellings
|LGA||Available within next ten years|
|Gold Coast (C)||1,160||10,184|
|Lockyer Valley (R)||1,661||8,341|
|Moreton Bay (R)||2,100||13,858|
|Scenic Rim (R)||1,115||3,927|
|Sunshine Coast (R)||1,244||16,915|
|Matusik, Queensland Treasury. Medium dwelling yield expectation which is based on realistic assumptions as per land fragmentation and ownership.|
At first glance this seems a lot of new homes. But when you compare this potential quantity against the annual need to build new dwellings; the broad hectare land supply mooted over the next decade appears to be below demand. See table 3.
Table 3: Broad hectare land supply versus demand
|LGA||Ten-year dwelling supply||Annual housing demand||Current supply in years|
|Gold Coast (C)||10,184||4,896||2.1|
|Lockyer Valley (R)||8,341||296||28.2|
|Moreton Bay (R)||13,858||3,771||3.7|
|Scenic Rim (R)||3,927||291||13.5|
|Sunshine Coast (R)||16,915||2,756||6.1|
|Matusik, Queensland Treasury and ABS various. Annual housing demand based on last ten years.|
Overall there is a need to build about 26,000 new dwellings in SEQld each year, yet the broad hectare land parcels available (at present) over the next ten years can only yield about six years supply.
Some areas are very undersupplied with new broad hectare opportunities, whilst others local council areas have amble development parcels.