Turn One Property Into Multiple Titles
Got a large block in Sydney that's not working hard enough for you? Subdivision lets you split your land into separate lots, each with its own certificate of title that can be sold, financed, or developed independently. Whether you're carving off the backyard for a second dwelling, creating a battle-axe block, or planning a multi-lot development, we handle the technical survey work and NSW Land Registry lodgement from start to finish.
Why Subdivide in Sydney?
Sydney's land values mean even modest blocks can hold significant development potential. A 700m² block in the Eastern Suburbs or Inner West might support two separate dwellings worth more individually than the original property. With housing demand consistently outstripping supply, subdivided lots across Greater Sydney attract strong buyer interest.
Common Subdivision Scenarios
- Retain and sell: Keep your existing home and sell the rear portion as a separate lot
- Duplex development: Create two lots and build a new dwelling on each
- Granny flat separation: Convert an existing secondary dwelling into its own title
- Multi-lot development: Maximise larger sites with three or more lots
In New South Wales, only surveyors registered with BOSSI can prepare subdivision plans for lodgement. Our team handles the survey work while coordinating with your planner, builder, and council to keep everything moving.
Types of Subdivision in Sydney
There are several types of subdivision available in New South Wales, each suited to different situations:
Torrens Title Subdivision
The most common form of subdivision in Sydney, Torrens title creates separate land parcels with individual titles. Each lot owner has full ownership of their land and any buildings on it. This is typically used for:
- Dividing a house block into two or more lots
- Creating battle-axe blocks with shared driveways
- Separating existing dwellings on a single title
- Residential land development projects
Strata Subdivision
Strata subdivision divides buildings into individual lots (units) with shared common property. This is used for apartments, townhouses, and unit developments. Learn more about our strata survey services for multi-unit developments.
Community Title Subdivision
Community title is used for larger developments where shared facilities and common areas need to be managed. It creates a community association to maintain shared infrastructure like private roads, parks, or recreational facilities. Common in master-planned communities and estate developments across Sydney's growth areas.
Stratum Subdivision
Stratum subdivision allows vertical division of airspace above or below land. Used for complex developments like shopping centres with apartments above, or tunnels and underpasses beneath roads.
The Subdivision Process in Sydney
Subdividing land in Sydney involves several stages and typically takes 4-12 months depending on complexity:
Step 1: Feasibility Assessment
Before committing to a subdivision, we assess whether your property can be subdivided. This includes reviewing:
- Council zoning and minimum lot size requirements
- Existing dwelling setbacks and building positions
- Access requirements and driveway options
- Services availability (water, sewer, electricity, stormwater)
- Site constraints like flooding, bushfire, or heritage overlays
Many Sydney councils have varying minimum lot sizes based on zoning. In R2 Low Density Residential zones, minimums typically range from 450m² to 700m². High-density zones near transport hubs may allow lots as small as 150m².
Step 2: Development Application (DA)
Most subdivisions in Sydney require development consent from your local council. We can assist with preparing the survey components of your DA, including:
- Detail survey showing existing features
- Proposed lot layout and dimensions
- Access arrangements and easements
- Setback compliance diagrams
Step 3: Subdivision Certificate
Once your DA is approved and any conditions are met (such as completing construction or installing services), council issues a Subdivision Certificate. This confirms the subdivision complies with all approval conditions.
Step 4: Final Survey and Plan Preparation
Our surveyors prepare the final subdivision plan, placing permanent survey marks at all new lot corners and accurately defining the new boundaries. The plan includes all dimensions, areas, and any easements required.
Step 5: NSW Land Registry Lodgement
We lodge the completed plan with NSW Land Registry Services. Once registered, new titles are issued for each lot and the subdivision is legally complete. You can then sell the new lots or develop them separately.
Subdivision Survey Costs in Sydney
Subdivision costs depend on the number of lots, complexity, and council requirements. For typical Sydney subdivisions:
- Two-Lot Torrens Title: $4,000 - $8,000 (survey and lodgement only)
- Multi-Lot Subdivision (3-10 lots): $8,000 - $15,000+
- Strata Subdivision: $6,000 - $20,000+ depending on building complexity
- Large Development Sites: Quote on application
Additional costs to budget for:
- Council DA fees: $2,000 - $10,000+
- NSW Land Registry lodgement fees: $200 - $500 per lot
- Section 88B instrument preparation (easements): $500 - $2,000
- Infrastructure contributions: Variable by council
Contact us for a detailed quote specific to your property and subdivision goals.
Minimum Lot Sizes Across Sydney Councils
Minimum lot sizes vary significantly across Sydney's 33 local councils. Here are typical requirements for common zones:
- R2 Low Density Residential: 450m² - 700m² minimum
- R3 Medium Density Residential: 300m² - 450m² minimum
- R4 High Density Residential: 150m² - 300m² minimum
- RU2/RU4 Rural: 2 hectares - 40 hectares minimum
Some councils also have minimum frontage requirements (typically 12-18 metres) and building envelope controls. We can advise on the specific requirements for your council area.
Subdivision Survey Services Across Sydney
We provide subdivision surveying services throughout Greater Sydney and NSW, including:
- Eastern Suburbs: Randwick, Waverley, Woollahra, Botany Bay
- North Shore: North Sydney, Lane Cove, Willoughby, Ku-ring-gai
- Northern Beaches: Northern Beaches Council area
- Inner West: Inner West Council, Burwood, Strathfield, Canada Bay
- Western Sydney: Parramatta, Blacktown, Penrith, Cumberland, Liverpool
- South Sydney: Sutherland, Georges River, Canterbury-Bankstown, Bayside
- Hills District: The Hills Shire, Hornsby
- Growth Areas: Camden, Campbelltown, Wollondilly, Hawkesbury
Each council has different requirements and processing times. Our experience across all Sydney councils means we know what's required to get your subdivision approved efficiently.
Common Subdivision Questions
Can I subdivide and keep the existing house?
Yes, this is very common. Many Sydney property owners subdivide their backyard to create a second lot while retaining their existing home. The key is ensuring the existing house meets setback requirements for the new lot boundary. A boundary identification and detail survey will confirm whether this is feasible.
Do I need to demolish my house to subdivide?
Not necessarily. If your existing dwelling can comply with setbacks on a smaller lot, you may be able to retain it. However, some older homes are positioned in ways that make subdivision difficult without demolition and rebuild.
How long does subdivision take in Sydney?
A straightforward two-lot subdivision typically takes 4-6 months from start to registered titles. Complex subdivisions with construction conditions or rezoning can take 12 months or longer. Council DA processing times vary significantly across Sydney.
What is a battle-axe subdivision?
A battle-axe (or hatchet-shaped) lot is created when the rear lot has a narrow driveway access strip connecting to the street. This is common in Sydney when subdividing blocks where street frontage is limited. Most councils require minimum 3-4 metre wide access handles.