what can i build on my land?
the short answer
what you can build on a residential site in victoria is decided by a handful of layers: the zone, the siting rules for houses, any overlays on the land, its trees, and what's registered on its title. most can be looked up; how they combine on your site is the part that takes expertise.
you can check your property's zone and overlays yourself, free, through the state's planning property report. it won't tell you what a residence on your site could be, or what it would cost.
that's the question the concept service answers, for your site, with a design and a cost.
what decides what you can build
these are the layers, in the order they're usually checked. the rules below are current at october 2026; victoria's residential planning rules changed significantly in 2025.
the zone
most melbourne houses sit in the neighbourhood residential, general residential or residential growth zone. the zone sets the height limit: 9 metres and two storeys in the neighbourhood residential zone, and 11 metres and three storeys in the general residential zone, unless a schedule varies it. in both, lots over 400 m² must keep a minimum garden area of 25% to 35% of the lot, rising with its size.
whether a planning permit is needed
a single house on a lot of 300 m² or more generally doesn't need a planning permit in these zones, unless an overlay requires one. a lot under 300 m² needs one. either way, a building permit is required.
the siting rules
where no planning permit is needed, the building regulations set the envelope: a height limit of 9 metres (10 metres on a slope), site coverage of up to 60%, at least 20% of the site left permeable, side and rear setbacks from 1 metre, and limits on overlooking and overshadowing. where a permit is needed, similar standards in the planning scheme apply, and since 2025 they're deemed-to-comply: meet the standard, and that part of the design is accepted.
overlays
overlays add controls for particular places: heritage, neighbourhood character, design and development, significant landscape, flooding and bushfire. where one applies, building usually needs a planning permit, whatever the lot size, and a heritage overlay also controls demolition.
trees
since september 2025, removing a canopy tree, at least 5 metres tall with a canopy at least 4 metres wide, generally needs a planning permit in residential zones, with some exemptions where a house already stands. vegetation overlays and council local laws can protect trees too.
the title
a title can carry restrictive covenants, section 173 agreements and easements. a covenant can limit a site to one house or set its materials, and a permit can't be granted in breach of it; building over an easement needs the service authority's consent. a title search lists what's registered.
from what's allowed to what's possible
the rules set the outer limits. what a residence on your site could be depends on everything else: its orientation and slope, its views and neighbours, its trees, and the budget you set.
what the concept service covers
your concept begins with a site strategy: an analysis of setbacks, overlays, topography, orientation and access, with planning insight. if a planning permit is likely to be needed, you'll know at concept stage. it ends with a residence designed for the site by a practice matched to you, shown in photorealistic detail and costed against live pricing.
the fee
a fixed $9,600, delivered in six weeks. if you commission your residence, the full fee is credited towards your build.
if you're replacing a house
a knockdown rebuild adds a few steps before construction: approval to demolish, asbestos, disconnections and protecting neighbouring property. we manage each of them.
questions about what you can build
what can i build on my land without a planning permit?
in the main residential zones, a single house on a lot of 300 m² or more generally needs no planning permit, provided no overlay requires one. it still needs a building permit, and must meet the siting rules in the building regulations.
how do i find my property's zone and overlays?
through the state's free planning property report, or the vicplan map. both show the zone and overlays that apply to your land.
what size house can i build on my land?
it depends on the zone's height limit, site coverage (up to 60% where no permit is needed), the minimum garden area on lots over 400 m², setbacks and any overlays. together they set an envelope; your concept shows what fits within it.
can i build two houses on my land?
two or more dwellings on a lot always need a planning permit, assessed against the state's townhouse and low-rise code. since october 2025, two dwellings on a lot can be assessed through the faster vicsmart process where they meet its standards.
what is a restrictive covenant?
a private agreement registered on title that limits how land is used or developed, such as one house per lot or particular materials. council can't grant a permit that breaches one unless it's first removed or varied.
is opus formed an architect?
no. opus formed is a builder. your residence is designed by an independent design practice matched to you; we cost it as it's designed, and build it.
find out what's possible
the concept service answers the question for your site: what it allows, a residence designed for it by a practice matched to you, and the whole project costed against your budget.