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19 October 2020

Understanding Minimum Lot Size requirements in Victoria

Does Victoria have a standard Minimum Lot Size requirement?

Victoria does not have one simple Minimum Lot Size (MLS) requirement – meaning the smallest size an individual lot can be is not always outlined. It is more common to find a MLS listed for rural properties. For land where MLS is not listed, it is vital to note, there are various other requirements you must meet to develop a regulation abiding property within the state of Victoria. This can include for example; minimum open space, setback distance from the road and density requirements dictating the number of dwellings per space.

Your development requirements will differ based on the current and intended use of the land, however in general, where there is no specific MLS, a rule of thumb of 300 square metres can be applied. We however always recommended you contact the associated local council directly or consult a planning professional to assist in understanding the land’s specific requirements.

Read on to learn the checklist steps to set your development up for success.

What steps should I take to understand lot regulations in Victoria?

1. Understand Zoning
  • Investigate what use the land has been ‘zoned’ for via the local council where the land resides and or the plan attached to the land title.
  • For example, the land may be within a zone for residential use, commercial use, industrial, rural or special purpose use.
  • Different lot size and building restrictions will apply based on the type of zone.
Examples of Residential Zone regulations impacting Minimum Lot Size in Victoria

Land within a Residential Zone must apply with Residential Development Standards (ResCode) and there are specific lot regulations under each of the ResCode terms.

ResCode dictates standards that must be met when developing land for residential purposes such as:

  • Maximum site coverage
  • Minimum open space/garden percentage of overall lot size
  • Minimum distance the property is set back from the road
  • Wall and boundary restrictions
  • North facing window placements
  • Overshadowing of open space standards
  • Front fence standards
  • Subdivision restrictions

Many factors influence what ResCode is applicable. This includes the number of dwellings per lot and whether the dwellings are front facing or positioned on a corner lot. The examples below demonstrate this and how ultimately the ResCode impacts the overall MLS.

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Photo from Planning Victoria’s ‘Understanding the Residential Development Standards (ResCode) PDF.

2. Consider Provisions
  • There are several provisions available that may impact MLS depending on several factors including existing use and future development.
  • Sub-division specific standards are also considered under provisions and can clarify queries such as, how big does a block need to be to be subdivided and what type of sub-division is permitted (for example two or more dwellings, residential buildings, corner sites versus mid-street block requirements, retaining or demolishing existing buildings etc).
Examples of subdivision provisions impacting Minimum Lot Size in Victoria

The below example in Forest Hill, Melbourne (Victoria), from CS Town Planning Services, shows the setback distance from the road differs depending on the lot placement. The set back distance is 7.37 metres for the corner block opposed to 8.5 metres set back for the front facing lot.

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Photo from CS Town Planning Services

Want to see more examples to assist your understanding of lot regulations in Victoria?

Residential Development Standards

View a comprehensive standards PDF released by the Victoria Government in 2015 that still applies.

Victorian Planning Provisions including information on sub-divisions

View the Planning Victoria website. Please note, some linked PDFs are unfortunately empty. It is always recommended you contact the associated local council directly or consult a planning professional to assist in understanding the land’s specific requirements.

Additional subdivision information

Useful articles published by private planning company CS Town Planning Services, including examples on calculating the maximum number of dwellings you can place on one site.

View information on land size and sub-division.
View zone, schedules and map overlay information specific to sub-divisions .

Contact the team to find out more about Stash’s features that streamlines your property research all in one place.



Lee Russell

Lee Russell

Founder of Stash

Lee Russell is a former Director of Property Data Domain Group Lee has great understanding of how property software and data could help property investors find the best deals.