Vacant Land Title Search in Queensland: What to Check Before Buying an Empty Block

Why Vacant Land Needs a Different Approach to Title Searches

Buying a vacant block of land in Queensland might seem simpler than purchasing an established home — no building inspections, no pest reports, no worries about dodgy renovations. But when it comes to title searches, vacant land can actually present more surprises than a house and land package.

Without a building on the property, buyers often skip critical due diligence steps, assuming the land is a blank canvas. In reality, an empty block can carry hidden restrictions, unregistered easements, contamination history, and zoning constraints that could derail your plans entirely.

This guide walks you through exactly what to check on a Queensland title search when buying vacant land — whether you are planning to build a family home, subdivide, or hold for investment.

Start With a Current Title Search

Every vacant land purchase in Queensland should begin with a current title search. This document, formally called a Title Reference or Certificate of Title, is your primary source of truth about the property.

A current title search reveals:

• Registered owner details — confirm the seller actually owns the land
• Lot and plan description — the legal identification of the parcel (e.g., Lot 42 on SP123456)
• Registered encumbrances — mortgages, caveats, easements, and covenants attached to the title
• Tenure type — whether the land is freehold or leasehold (critical in regional Queensland)

For vacant land, pay particular attention to the encumbrances section. Unlike established homes where most encumbrances are well-understood by the time of sale, vacant blocks — especially newly subdivided ones — can carry a long list of developer covenants and infrastructure easements.

You can order a current title search for your Queensland property through TitleFinder for $74.50 AUD, delivered digitally.

Check the Survey Plan for Boundary Accuracy

On vacant land, the survey plan is arguably more important than for an established property. With no fences, driveways, or buildings to give visual cues about boundaries, the survey plan is the only reliable reference for where your land starts and ends.

A Queensland survey plan (SP or RP) shows:

• Exact lot dimensions — length, width, and area in square metres
• Boundary bearings — the precise angles of each boundary line
• Easement locations — where services like stormwater, sewer, or electricity cross the lot
• Setback implications — while not shown on the plan itself, the dimensions help you calculate building setbacks under council rules

This is especially critical if you are buying land in a new estate. Developer survey plans often show easements running through the middle of lots for shared infrastructure. Building over an easement is either prohibited or requires costly approvals, so you need to know exactly where they sit before committing.

Survey plans for Queensland properties are available through TitleFinder for $85.90 AUD.

Easements: The Hidden Deal-Breakers on Vacant Land

Easements deserve their own section because they are the single most common issue that catches vacant land buyers off guard.

An easement grants someone else — typically a council, utility provider, or neighbouring property owner — the right to use part of your land for a specific purpose. Common easements on vacant blocks include:

• Stormwater drainage easements — council infrastructure running underground through the lot
• Sewerage easements — Unity Water or council sewer mains crossing the property
• Access easements — right of way for neighbouring lots (common on rear blocks)
• Electricity easements — Energex or Ergon infrastructure corridors

The problem is not just that the easement exists — it is the building restrictions it creates. Most easements come with a buffer zone where you cannot build permanent structures. On a narrow lot, a single easement running across the middle can reduce your buildable area by 20-30%.

To understand exactly what an easement requires, you may need to obtain the dealing instrument that created it. This registered document sets out the specific terms, obligations, and restrictions. Dealing instruments are available from TitleFinder for $91.80 AUD.

Developer Covenants in New Estates

If you are buying in a master-planned community or new housing estate, expect to find building covenants registered on the title. These are restrictions imposed by the developer to maintain a certain standard and aesthetic across the estate.

Common covenant requirements include:

• Minimum dwelling size (e.g., 180 sqm for single-storey, 220 sqm for two-storey)
• Approved building materials and colour palettes
• Fencing styles and heights
• Prohibition on certain uses (no sheds visible from the street, no commercial activity)
• Timeframes to commence and complete construction (often 18-24 months from settlement)

Breaching a covenant can result in legal action from the developer or body corporate, and the costs of rectification can be significant. Always read the full covenant document before purchasing — do not rely on the sales agent's summary.

The covenant details are contained in the dealing instrument registered on the title. Order it through TitleFinder to see the exact terms.

Leasehold vs Freehold: A Critical Distinction for Vacant Land

In south-east Queensland, most residential land is freehold — you own the land outright. But in regional and rural Queensland, leasehold tenure is surprisingly common.

With leasehold land, the state government retains ownership and grants you a long-term lease (often 30-50 years, sometimes perpetual). This affects:

• Financing — some banks will not lend on leasehold land, or will offer lower loan-to-value ratios
• Resale value — leasehold properties generally sell for less than equivalent freehold
• Usage conditions — the lease may restrict what you can do with the land
• Renewal risk — non-perpetual leases need to be renewed, which is not guaranteed

The tenure type is clearly shown on a current title search. If you see terms like "State Lease" or "Term Lease," investigate further before committing.

Contamination and Environmental History

Vacant land that has been empty for a long time may have a contamination history that is not visible on the title. Former industrial sites, petrol stations, agricultural land treated with chemicals, and even old dump sites can leave behind contaminated soil.

While contamination is not always recorded on the property title, a few red flags can appear:

• Notations on the title — some contaminated sites have a notation registered by the Department of Environment
• Historical title searches — tracing previous owners can reveal past industrial or commercial use
• Dealing instruments — environmental management plans or remediation agreements may be registered

A historical title search, available from TitleFinder for $86.50 AUD, lets you trace the ownership history of the land back through previous owners. If the land was previously owned by a fuel company, chemical manufacturer, or heavy industry, further environmental investigation is warranted.

Zoning and Overlays: What Council Says You Can Build

Your title search tells you what is registered on the title, but it does not show council zoning. Before buying vacant land, you must also check:

• Zoning — is the land zoned for residential use? What density is permitted?
• Overlays — flood, bushfire, heritage, biodiversity, or character overlays can restrict what you build and how
• Minimum lot size for subdivision — if you plan to subdivide, the zoning determines minimum lot sizes
• Infrastructure charges — council may levy infrastructure contributions on new builds

Council planning information is available through each local government's online mapping tool. Cross-reference this with your title search to get the full picture of what the land allows.

Checklist: Vacant Land Title Search Due Diligence

Before you sign a contract on vacant land in Queensland, make sure you have:

1. Current title search ($74.50) — verify ownership, encumbrances, and tenure
2. Survey plan ($85.90) — confirm boundaries, dimensions, and easement locations
3. Dealing instruments ($91.80 each) — read the full terms of any easements or covenants
4. Historical title search ($86.50) — check for contamination risks or problematic ownership history
5. Council zoning check — confirm permitted use and any overlays
6. Soil and contamination report — if the history raises concerns

Spending a few hundred dollars on proper searches before purchase can save you tens of thousands in unexpected costs down the track.

Order Your Vacant Land Title Search Today

TitleFinder makes it easy to get the documents you need for vacant land due diligence in Queensland. All searches are delivered digitally, usually within one business day.

• Current Title Search — $74.50
• Survey Plan — $85.90
• Historical Title Search — $86.50
• Dealing Instrument — $91.80

Have questions about what searches you need for a specific block? Contact our team and we will point you in the right direction.