Understanding R-Codes: Why zoning matters in WA’s property market

For homebuyers, investors, builders and developers, understanding Residential Design Codes (R-Codes) is key when navigating the Western Australian property market. These codes guide residential development across the state and play a key role in determining what can be built on a property and how land can be used.

 

R-Codes were first introduced in 1985 and have since evolved to become subsidiary legislation under the Planning and Development Act 2005. They apply to all residential land and set consistent planning and design standards for houses, townhouses, units and apartments. The codes also govern subdivision and influence key elements such as housing diversity, neighbourhood amenity, and overall design quality. 


R-Codes also affect internal aspects of a home, such as the size and orientation of living spaces and how much natural sunlight those spaces receive. 

 

What are R-Codes? 

Each residential property is assigned a code (such as R20, R30 or R40). The higher the number, the more dwellings can typically be built per square metre. For example, R20 usually allows one dwelling per 450 square metres, while R40 zoning may support multiple dwellings on the same lot. 


These codes offer a quick way to assess the development potential of a block. A higher R-Code can significantly increase the potential value of a property because it opens up more development options. 

 

Why R-Codes matter for property value. 

R-Codes aren’t just about legal compliance. They’re also a major driver of market interest and property value. A block with R30 or R40 zoning may command a higher price due to the possibility of building multiple dwellings or subdividing. This makes it appealing to investors and developers, as well as families looking for long-term flexibility. 


At the same time, lower R-Code areas remain attractive for buyers who prefer a quieter, low-density lifestyle. Understanding these dynamics is important for both buying and selling decisions. 

 

How rezoning transforms suburbs. 

Rezoning can dramatically reshape a suburb. In many parts of Perth, areas that were once considered sleepy or low-demand have become development hot spots after zoning changes. Suburbs like Nollamara and Girrawheen saw sharp increases in development activity following upcoding, and other areas like Booragoon have experienced similar attention based on the potential for change alone. 


Emerging opportunities also exist in suburbs where rezoning has occurred but hasn’t yet been fully leveraged. Willagee, Thornlie and parts of Dianella are examples where larger blocks and favourable zoning remain underutilised, offering potential upside for early movers. 

 

The risks of misunderstanding zoning. 

Just because a property has a higher R-Code doesn’t guarantee it can be subdivided or redeveloped. Factors like lot size, shape, access, local council rules, easements, sewerage connections and split codes (such as R20/40) all influence what’s actually possible. 


A thorough understanding of these variables is essential before making a purchase or development decision. It's recommended to consult with town planners, surveyors or local councils for clarification. 


R-Codes are not fixed 

R-Codes are reviewed and updated to reflect changing community needs and planning priorities. Recent amendments in April 2024, for example, were designed to support greater housing choice, respond to lifestyle changes, and promote more vibrant communities across WA. 


It’s important for buyers to be aware that zoning and R-Codes can evolve over time, and staying informed is key to making smart property decisions. 

 

What buyers and investors should consider 

Even if there are no immediate plans to build, zoning can shape long-term strategy. Whether it’s subdividing and selling part of a lot, adding a granny flat for rental income, or partnering with a builder to redevelop an entire site, zoning knowledge can unlock significant value. 


Buyers should use tools like PlanWA to check zoning information and seek advice from qualified professionals early in the process. 

 

Need help? 

Ascent Property Co works closely with property investors, developers and everyday buyers. If you’re exploring opportunities tied to zoning or development, they’re ready to provide tailored guidance. Get in touch today. 


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