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What is Land Subdivision?
Land subdivision is the process of dividing a single parcel of land into two or more lots, creating separate titles that can be sold, developed, or transferred individually. Whether you’re a homeowner looking to unlock value in your property, a developer planning a multi-unit project, or an investor exploring opportunities, choosing the right type of subdivision is critical.
In Australia, the two main types are Torrens Title Subdivision and Strata Subdivision. Each has its own legal framework, ownership structure, and advantages. This guide will help you understand the key differences and determine the best option for your project.
What is a Torrens Title Subdivision?
Torrens Title is the most common land ownership system in Australia. When a property is Torrens Title, the owner has complete ownership of both the land and any structures on it, without shared obligations or common property.
Key Features of Torrens Title Subdivision:
- Full ownership: Each lot created in the subdivision receives its own independent title.
- No common property: Unlike strata, there are no shared areas such as driveways or gardens.
- No strata fees: Owners do not need to contribute to strata levies or maintenance funds.
- Council and LRS approval required: Torrens Title subdivisions require approval from the local council and must be registered with NSW Land Registry Services (LRS).
When is a Torrens Title Subdivision Ideal?
- Dual occupancy developments where each dwelling is intended to be owned separately.
- Subdividing large land for standalone houses.
- Homeowners looking to create a battle-axe lot (a lot behind another lot with access via a shared driveway).
What is a Strata Subdivision?
A Strata Title Subdivision is commonly used for multi-unit developments such as townhouses, apartments, and mixed-use buildings. In a strata subdivision, individual lots (units or townhouses) are created, but common property—such as driveways, stairwells, and gardens—is shared and maintained collectively.
Key Features of Strata Subdivision:
- Individual unit ownership: Owners receive a separate title for their unit or townhouse.
- Common property: Areas like driveways, lifts, and gardens are shared and maintained by the owners’ corporation.
- Strata management: A strata scheme is established to handle maintenance, insurance, and compliance.
- Flexible lot sizes: Unlike Torrens Title, Strata Subdivision does not have strict minimum lot size requirements.
When is a Strata Subdivision Ideal?
- Townhouses, villa complexes, and apartment buildings.
- Developments with shared access ways or facilities.
- Projects where maximising land use is a priority.
Key Differences Between Torrens Title and Strata Subdivision
| Feature | Torrens Title Subdivision | Strata Subdivision |
| Ownership | Full ownership of land and structures | Ownership of a unit plus shared responsibility for common property |
| Common Property | None; each lot is fully independent | Shared areas such as driveways, gardens, and stairs |
| Strata Fees | No strata fees | Owners pay levies for common property maintenance |
| Council Approval | Required | Required |
| Lot Size Flexibility | Must meet minimum lot size requirements | More flexible lot sizes |
| Ongoing Costs | Individual maintenance costs | Strata levies and shared maintenance costs |
How C&A Surveyors Can Help
Navigating the process around subdividing land can be complex, with strict council regulations and legal requirements. At C&A Surveyors, we make the process easy by handling everything from surveying and drafting plans to council approvals and final registration with NSW Land Registry Services.
🔹 Expert Guidance – We help you choose the right service for your project.
🔹 Seamless Approvals – From council applications to final registration, we handle the entire process.
🔹 C&A Connect Portal – Get real-time updates, track your survey progress, and manage documents hassle-free.
Get Started With C&A Surveyors Today!
No matter the land surveying project, expert surveying is essential to ensure accuracy, compliance, and fast approvals. At C&A Surveyors, we have helped over 100,000 projects and have +200 glowing reviews so you know we’re the surveyors that you can trust.
📞 Call us today at (02) 9167 0209 or Request a Free Quote to discuss your project!
Frequently Asked Questions
1. How long does the process take?
The timeframe varies depending on council approvals, property complexity, and legal requirements. Torrens Title can take 3–6 months, while Strata may be faster if using a Strata Certifier.
2. Can I convert a Strata Title to Torrens Title later?
Yes, but it requires all owners’ consent, legal documentation, and a complex approval process. It’s best to choose the right title from the beginning.
3. Do I need council approval for both types of subdivision?
Yes, both types require council approval. Strata may also require approval from a Strata Certifier.
4. Can I subdivide my property without a surveyor?
No. A Registered Surveyor is legally required to prepare and certify subdivision plans for council approval and land registration.
