How to subdivide

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Step 1: Understand Your Property’s Subdivision Potential

The first crucial step in the subdivision process is understanding whether your property can be subdivided by ordering a canisubdivide Property Report. 

A canisubdivide Property Report provides a detailed analysis of your property, assessing factors such as land size, zoning laws, planning controls, neighboring subdivisions, and restrictions on title (among other factors). 

Ordering a canisubdivide property report helps you avoid wasting time and money by ensuring your property is suitable for subdivision before you dive into the full process.

Cost: a canisubdivide report provides a comprehensive assessment of your property’s subdivision potential for just $99. 

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Step 2: Apply for a Planning Permit

Once you’ve confirmed subdivision potential, the next step is applying for a Planning Permit from your local council. The permit application process is highly detailed and will typically require several supporting documents, including:

• Levels & Features Survey – $2,000 to $4,000
• Site & Neighborhood Context Plan – $1,500 to $3,000
• Town Planning Drawings - $6,000 - $10,000+
• Town Planning Report & ResCode Assessment – $3,000 to $5,000+

Other reports may be required depending on your property and location, such as:

• Arborist Report 
• Traffic Report
• Bushfire Management Plan
• Geotechnical Report/Soil Testing

A planning permit application can take anywhere from 3 to 12 months, depending on the complexity of your application and the council’s timeframes and workload.

Estimated Cost: The Council Planning Permit Application fee is generally between $1,500 - $3,000+
(This is in addition to the costs of consultants and experts detailed above, which range between around $10,000 - $25,000+)

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Step 3: Post-Permit Approvals

If your planning permit is approved, you’ll need to satisfy certain requirements before starting the subdivision. These requirements (called permit conditions), may include submitting engineering plans and obtaining approvals from utility providers like power, water, and drainage authorities. Council may also impose permit conditions requiring additional plans or reports, such as landscaping plans, arborist reports, or similar. 

At this stage, a Plan of Subdivision will be prepared by a surveyor, showing the proposed new title boundaries and easements, and submitted for Certification. 

Estimated cost: Depending on the planning permit conditions imposed by Council and complexity of your site, the cost of engaging professionals to satisfy your permit conditions and lodge your Plan of Subdivision for Certification can cost between $5,000 and $10,000+

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Step 4: Subdivision Works

Once the permit conditions are met, it's time to begin the physical subdivision works. This might involve:

• Constructing driveways (new crossovers)
• Installing drainage and utility connections (NBN, electricity, etc.)
• Any additional groundwork specific to your local area

This phase requires multiple contractors, and a subdivision expert can coordinate these tasks to ensure everything is done efficiently.

Estimated cost: Depending on the scope of the project and permit requirements, subdivision works can range from $10,000 to $50,000 or more.

Step 4a: Build (Optional)

Some property owners opt to build on the newly created blocks immediately. Building a new home on your subdivided land can be a profitable way to maximise the value of your property, but this is optional and depends on your investment strategy.

Estimated cost: Building costs typically range from $250,000 to $450,000++ per dwelling, depending on location, design, build spec, and builder.

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Step 5: New Titles

After all subdivision works are completed, you will need to obtain a Statement of Compliance from the council. This document confirms that you’ve met all the requirements of your permit. Once you (through your Surveyor) have received this, it’s lodged with the Titles Office, and new titles are issued for each subdivided block.

Estimated cost: Lodgement and registration fees with the Titles Office generally range from $1,000 to $3,000.

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The value of using a subdivision expert

Subdivision can be a rewarding way to unlock value in your property, but can feel complex and complicated. The process can be made easier by engaging a subdivision expert. 

A subdivision expert ensures that each stage is managed efficiently; from applying for permits to navigating post-permit approvals and overseeing subdivision works. A professional can help you avoid costly mistakes and delays, and also streamline communication with local authorities and service providers. Their expertise can help maximise your property's potential while minimising the stress, time, and effort required from you. With the right expert, the entire subdivision journey can be smoother, quicker, and more cost-effective.

This information is general in nature and does not take into account your personal circumstances, property specific factors, and is relevant as at the date that it is published and may be subject to change. It is intended for information purposes only and must not be relied upon by the reader without speaking with a suitably qualified professional. There are never any guarantees that a subdivision or development application will be successful, and every property is unique and every application will be assessed on its merits and ultimately will be at the discretion of the relevant decision-making authority. Other factors beyond the planning permit approval process may render a property unsuitable for subdivision or a particular development outcome. This information is provided subject to canisubdivide's terms and conditions which can be accessed via the link below.