Development Site Investment
From boutique infill projects to large-scale mixed-use precincts, development sites offer powerful opportunities — if you know where to look and how to buy. At Costi Cohen, our team of development site buyer’s agents brings deep market insight, strong negotiation skills and strategic acquisition experience across residential, commercial and mixed-use sectors. Get in touch to secure sites with the zoning, scale and uplift potential to deliver real returns.
What is a
development site?
A development site is a parcel of vacant land or an existing property that has the potential to be developed, either through renovation, subdivision or new construction.
These sites can range from vacant lots in suburban areas to large industrial or commercial spaces in metropolitan zones. Strategic development site acquisition provides investors with the ability to create value by transforming vacant land or property for different uses. For example, a plot of land in a growing suburb could be developed into a block of apartments, or an outdated industrial facility could be converted into a mixed-use complex.
The number of clients looking to buy development sites has surged in recent years due to increased urbanisation, population growth and housing shortages in major Australian cities. Investors and developers are seizing opportunities to meet these growing needs by developing residential, commercial and industrial projects.
What does
the future hold?
As cities expand, the demand for well-located development sites is only expected to grow, particularly with state governments likely to continue to push for higher-density developments to accommodate growing populations.
Rezoning will, in turn, open up new areas for development in Australia, creating a pipeline of prime sites ripe for investment. However, competition for prime locations and the increasing complexity of planning regulations means careful due diligence will be more important than ever for development site acquisition.
However, it’s important to consider the potential risks. Property development is often complex, and factors like project delays, planning approvals and cost overruns can impact your profitability. To mitigate these risks, investors need to conduct thorough due diligence and work with experienced professionals who understand the market and the development process.
Why buy
development sites?
Development sites offer significant upside potential for investors due to their flexibility and capacity for high returns. With proper planning, a single site can be transformed into a multi-unit residential building or a mixed-use property development, dramatically increasing value. Moreover, development sites also provide the flexibility to tailor projects based on current market needs, whether it’s residential, commercial, or industrial spaces.
However, it’s important to consider the potential risks. Property development is often complex, and factors like project delays, planning approvals and cost overruns can impact your profitability. To mitigate these risks, investors need to conduct thorough due diligence and work with experienced professionals — including a trusted development site buyer’s agent — who understand the market and the development process.
To get the most out of your development site, it’s essential to have a well-researched plan and team of professionals. Conducting a detailed feasibility study will help you estimate costs and potential returns before committing to a purchase. Partnering with experienced architects, builders, finance brokers and legal advisers can help ensure the property development process runs smoothly. Additionally, securing the right development site buyer’s agent, like Costi Cohen, can make a world of difference in terms of identifying prime opportunities and navigating the complexities of the purchase process.
What are the key considerations
when buying development sites?
When you buy a development site, you should consider several factors that can directly impact the success of your project:
- Location: The value and future potential of a development site are largely determined by its location. Proximity to transport, schools, retail hubs and employment centres can significantly affect the demand for residential or commercial spaces once your project is complete.
- Zoning: Ensuring the site is correctly zoned for your intended development is critical. Different zones (e.g. residential, commercial, industrial) dictate what can be built on the land. A thorough understanding of local zoning laws will help avoid costly planning issues down the line.
- Planning restrictions: Each local council has its own set of planning regulations that can affect your development. These restrictions may include limits on building height, floor area ratios or even specific design guidelines. Checking the relevant planning schemes early in the process will help you understand what is possible on the site.
- Heritage restrictions: Some property development sites may be subject to heritage overlays, which impose strict limitations on what can be demolished or altered. It’s essential to confirm whether the site falls under such protection, as heritage restrictions can impact your development’s scope and costs.
- Infrastructure and services: Development sites require adequate access to essential infrastructure, such as roads, utilities and public transport. Assess whether the site has access to these services or if significant upgrades will be needed, as this can impact both cost and timelines.
- Environmental considerations: Some sites may have environmental constraints, such as flood zones or bushfire risks, which could influence both design and insurance costs. Conducting environmental assessments early in the process is essential for mitigating risks and managing costs.
- Vacancy rates and demand: Understanding the vacancy rates and demand for the type of property development you’re planning is crucial. If you’re looking to build commercial or residential units, research the local market to ensure there’s enough demand to support your project once completed.
How to assess a
site’s development potential
A site’s true value goes well beyond its size or price tag — what matters is what you can actually do with it.
As a buyer’s agent for development sites, we assess:
- Zoning and allowable use: We review local planning instruments to determine what can legally be built on the site, and whether zoning flexibility could unlock additional value.
- Street frontage, access and subdivision options: The site’s shape, frontage and access points can affect construction, parking layout and whether the land can be subdivided in the future.
- Site gradient and topography: Steep or uneven sites often increase construction costs and may limit design options, while flatter lots typically offer more development flexibility.
- Heritage or environmental restrictions: Heritage overlays, bushfire zoning or flood risks can restrict what you’re allowed to build — and may trigger longer approval timeframes or higher costs.
- Infrastructure access and local council appetite: We consider whether the site is serviced by essential utilities, roads and transport, and evaluate how supportive the local council is towards future development.
By assessing all relevant factors and providing a thorough due diligence package, our team of development site buyers’ agents helps you avoid costly missteps and act with confidence on the right site.
Potential uses for
development sites
When you buy a development site, its value often lies in the flexibility of what it could become. At Costi Cohen, we help investors align their acquisition with the site’s most feasible and strategically valuable use, both now and in the long term.
We’ve helped clients secure sites suited for:
- Multi-residential builds: Residential properties from boutique duplexes to townhouse clusters and low-rise apartment blocks — ideal for urban infill and growth corridor strategies.
- Build-to-rent projects: Purpose-built assets designed for long-term rental income in undersupplied rental markets.
- Boarding house or co-living developments: Higher-density, lower-footprint boarding houses that meet rising demand for affordable and flexible living.
- Childcare and education sites: Strategically located sites aligned with local demographic shifts and government funding support for childcare centres.
- Mixed-use projects: Integrated developments combining residential, retail and office spaces — often located in rezoning corridors or near future transport infrastructure.
- Specialised commercial assets: Commercial development including service stations, hotels and pubs, industrial warehouses, medical centres, aged care facilities and data centres — depending on zoning, infrastructure and location factors.
- Land banking: Acquiring sites in key rezoning corridors or transport-linked areas to hold and capitalise on future planning changes.
Our development site buyer’s agents match the site’s zoning and profile with your intended outcome, helping to structure the purchase around your development horizon.
On-market vs. off-market:
where the real opportunities lie
Many of the best development sites in Australia don’t make it to public listings. They’re traded quietly off-market — often between agents, vendors and experienced buyers who understand timing, discretion and deal structure. Costi Cohen is a buyer’s agent for development sites with access to a deep network of off-market opportunities across Australia. We help clients avoid competition and secure sites with better terms below market value.
Why buy with
Costi Cohen?
Risks of going solo
Buying development sites on your own can be overwhelming and risky. Misinterpreting zoning regulations, underestimating development costs or overlooking potential hurdles in the planning approval process can lead to significant financial losses. You also risk overpaying for a site or purchasing land that has hidden issues, such as contamination or heritage restrictions.
The Costi Cohen advantage
As one of Australia’s leading development site buyer’s agents, we have a deep understanding of the market and a track record of helping investors secure the right property. Our team conducts thorough due diligence, ensuring that all relevant location factors are carefully considered. We also provide tailored advice to help you maximise the return on your investment.
How to finance the purchase of development site
Financing a development site often requires a more specialised approach compared to traditional property purchases. Investors typically use a combination of financing options, including development loans, equity funding or private capital.
Development loans are specifically designed to finance both the acquisition of a site and the construction or renovation of the property. These loans usually require a higher deposit and come with stricter lending criteria than residential loans. Lenders will typically evaluate the site’s potential, the developer’s experience and the project’s feasibility before approving the loan.
For larger projects, investors may also seek joint venture partners or private investors to share the financial risk and maximise the capital available.
At Costi Cohen, we can connect you with trusted finance brokers who specialise in development funding.
Identify real development
potential with Costi Cohen
Securing the right development site takes foresight, due diligence and sharp execution. That’s where we come in. At Costi Cohen, our team of dedicated development site buyer’s agents helps clients identify sites with potential and the right long-term fundamentals. We work with investors, developers and syndicates across sectors — including residential, retail, office and mixed-use — to source opportunities others miss. Connect with us to talk strategy.
Explore some of our
Development Site Purchases
FAQs
How early in the process should I engage a development site buyer's agent?
Ideally, it should be before you begin actively searching. Early engagement allows your buyer’s agent to shape the acquisition brief with you, identify planning requirements and move quickly when a viable site becomes available. It also ensures you’re only considering sites that match your intended development scope and financial strategy.
Do development site buyer's agents work with my team (planners, architects, etc.) during acquisition?
Yes. At Costi Cohen, we regularly collaborate with our clients’ planners, architects, project managers and legal teams during the acquisition phase. We find the site that fits your broader project vision — and bring in additional experts where needed to assess feasibility, zoning and development constraints.
Do you work with development site investors using SMSFs or syndicates?
Absolutely. We support a wide range of buyers, including SMSFs, syndicates and high-net-worth individuals. Each has different requirements around structure, risk tolerance and yield expectations, and we tailor our sourcing, timing and negotiation strategies to suit.
We would love
to hear from you
Costi Cohen — Australia’s premier commercial real estate consultants
Whether you’re a seasoned investor or new to the market, our expertise will pave the way for your success in commercial real estate. We’ve looked after more than 250 commercial properties and are prepared to help you discover your next investment opportunity.
No matter your timeline, budget or preferred location, the expert team at Costi Cohen can help you find a commercial property that aligns with your needs. We invite you to get in touch with our team for a consultation today.
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