Subdivision involves splitting an existing parcel of land into two or more lots, and hence, Titles. In order to do so, either a Deposited Plan, Strata Plan or Community Plan must be prepared for lodgment to the Land Registry Service. This process first requires a survey to be completed as part of the Development Application (DA). As the process can be complex and involves a multitude of legislation and parties, Central Coast Subdivisions can manage the project from start to end, making the Subdivision easy to navigate and swift for you achieve milestones and your ultimate objectives.

Depending on the type of development, our team can assist you with the following types of Subdivisions:

Torrens Title Subdivision – This involves division of a land into separate lots where the owner has complete autonomy over the titles and ownership of the land is dealt directly with NSW LRS.

Strata Title Subdivision – This may involve horizontal and vertical division of a property into separate units, villas or apartments, where the title holders share ownership over the land and common areas. Usually, the strata manager represents their dealings with NSW LRS.

Community Title Subdivision – This involves division of a land and its (usually several) properties where lot boundaries are defined by land size and title holders share ownership of common infrastructure and services, such as recreational land. Community Titles are mostly used for gated estates like country clubs and are represented by a Community Association that is made up of all the lot owners.

The Subdivision Process

Subdividing land is a popular avenue for land development in the Central Coast and is often a highly profitable activity. Before we start a subdivision project we would like to learn more about your vision and objectives. You may wish to retain and occupy an existing block and develop additional lots for sale. You may no longer wish to maintain such a large block of land and be exploring opportunities to realise it’s value. It may be a prudent investment option you had considered prior to buying the land and you have plans for development, sale or leasing additional lots. Whatever your situation is, the act of subdividing often adds significant equity to your portfolio which many investors seek to finance development and or additional projects.

You may already have a plan in mind for the type of subdivision you want to achieve or prefer our team to review the local council zoning requirements and minimum land sizes applicable in your project location and present desktop feasibility options for your consideration.

Once the purpose and scope of your subdivision has been determined we will arrange for a detail survey of your land to start the design and documentation process for development approval and conditions from your local council. This process will involve submissions to your utility provider to obtain approval for additional utility connections and a detailed design of access and parking requirements for vehicles to each existing and newly created block. It may be necessary to create easements and restrictions to facilitate proper servicing of the blocks. The DA application will also require preparation and submission of an environmental impact statement ensuring compliance and adherence to the local council planning requirements.

Council will determine your application and advise us of the outcome and any conditions on the proposed development. The next step is to undertake construction certificate design and documentation for submission to council. The construction certificate documentation is detailed design work undertaken by engineers to determine the required scope, materials and arrangement of ground levels for drainage and interface with council roads, footpaths and drainage systems as well as utility infrastructure.

Once approved work can then commence on the site to build your subdivision. This is the physical construction element of your project. Each subdivision is unique in it’s requirements however almost all require basics such as provisions for sewer, water, power, comms and access for vehicles. Some projects will require footpaths, driveways, carports, fencing, arborist works and reports etc.

When the construction activities are complete, works will be surveyed and paperwork prepared for registration of the newly created blocks. If a bank holds a mortgage over the property they will also need to approve the subdivision however this is generally a formality as the subdivision will increase the overall value.

You may be surprised by the value of your newly created blocks of land. To get an indication, you may be able to find land with similar zoning for sale in your area for comparison. Alternatively, you can compare local land with a relatively new house and subtract the rough cost of constructing a similar house on that land.