Property Report
Comprehensive multi-dimensional analysis
48/26 Lower River Terrace
Zoning & Regional Plan
LDR
Low Density Residential
LEP: Brisbane City Plan 2014
Height Limit
12.5m
Min Lot Size
450m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
South Brisbane offers strong public catchment schools including the well-established South Brisbane State School and Brisbane State High School. The inner-city location also provides convenient access to several respected independent and Catholic alternatives such as Somerville House and Villanova College within 3 km.
Likely public catchment
South Brisbane is zoned for South Brisbane State School (primary) and Brisbane State High School (secondary); verify current catchment boundaries with the Queensland Department of Education.
Nearby schools
South Brisbane State School
In catchmentBrisbane State High School
In catchmentSomerville House
St. Andrew's Lutheran College
Our Lady of Mount Carmel Catholic Primary School
Villanova College
West End State School
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
48/26 Lower River Terrace, South Brisbane is located in a well-connected urban area with good road access. The property benefits from proximity to major arterial routes and experiences moderate congestion during peak hours, particularly on the adjacent roads serving the Brisbane CBD.
Nearby Major Roads
Peak Hour Impact
Morning peak (7-9am) and evening peak (4-6pm) see moderate congestion on Lower River Terrace and southbound routes toward Captain Cook Bridge. Peak hours may experience 10-15 minute delays during typical weekday commutes to the Brisbane CBD.
Public Transport
South Brisbane railway station is approximately 400-500 metres away (5-7 minute walk). Multiple bus routes operate along Merivale Street and Grey Street within 200-300 metres. Ferry services available at South Bank Parklands precinct approximately 600 metres away.
Public Transport
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Flood Risk
South Brisbane is situated directly adjacent to the Brisbane River and falls within the primary flood overlay zone for Brisbane City Council. Historical events (2011 Brisbane River flood and earlier events) demonstrate significant inundation risk. Properties in this locality face high exposure to riverine flooding and are subject to strict development controls under Queensland's planning framework.
Planning Controls
- •Minimum floor level requirements relative to Probable Maximum Flood (PMF) or 1% AEP design flood
- •Mandatory flood impact assessment for development in mapped flood zones
- •Restriction on certain land uses (e.g. vulnerable uses) in high flood risk areas
- •Mandatory inclusion of flood-resilient construction standards and evacuation planning
Bushfire Risk
South Brisbane is a dense inner-city suburb in Brisbane's central business district, with minimal vegetation and no bushfire-prone area mapping under Queensland's SPP/SP3. Properties in this location are not subject to AS 3959 bushfire construction standards and face negligible bushfire risk.
Crime & Safety
South Brisbane experiences above-average crime rates typical of inner-city Brisbane suburbs, with theft being the predominant offence category. The suburb's high population density, proximity to the CBD, and entertainment venues contribute to elevated crime levels. Crime rates have remained relatively stable in recent years with theft and assault being the primary concerns.
Total Incidents
4,200
Estimated annual (2024-2025)
vs State
Above Average
Trend
➡️ stable
Crime Categories
Future Development
South Brisbane is experiencing significant urban renewal activity centred on the South Bank Parklands precinct, transit-oriented development around the railway station, and conversion of former industrial riverfront sites into mixed-use residential and cultural destinations. Development momentum is strong, driven by proximity to the CBD, public transport infrastructure, and strategic precinct planning by Brisbane City Council. Activity is primarily apartment-led residential with supporting retail and public realm investment.
South Bank Parklands Precinct Renewal
0.5 kmStaged renewal of South Bank Parklands including cultural facilities, landscape upgrades, and public realm improvements across the riverside precinct.
Determination: 2025
Kurilpa Point Development
1.2 kmHigh-density residential and commercial development on former industrial land with river frontage access and public plaza.
Grey Street Streetscape Upgrade
0.3 kmPublic realm and streetscape improvements along Grey Street enhancing pedestrian connectivity and retail activation.
Residential Apartment Tower DA
0.8 km20+ storey mixed-tenure residential tower near South Brisbane Station with ground-floor retail and commercial space.
South Brisbane Station Precinct Activation
0.6 kmTransit-oriented development and public transport interchange improvements around South Brisbane railway station.
Riverside Walk Extension
1 kmExtension of riverside pedestrian and cycling paths connecting South Brisbane to neighbouring precincts.
Heritage & Conservation
South Brisbane is an inner-city suburb with significant heritage character, particularly around the South Bank Parklands cultural precinct and along the riverside. The area contains multiple state and local heritage listings, with many Edwardian and early-20th-century residential and commercial buildings subject to conservation area overlays that restrict unsympathetic alterations and require sympathetic new development.
⚠️ Restrictions
- •Alterations to street-facing facades may require council approval
- •Demolition of pre-1946 structures generally prohibited without heritage assessment
- •New development must be compatible with established heritage streetscape character
- •Setbacks and building heights may be constrained by heritage conservation controls
Nearby Heritage Items