Sub-Dividing Cost By State: What You Need To Know.

Subdividing property can be a profitable venture, but it is also risky, complex and requires a lot of time, planning and money. The process of subdividing can also differ depending on where you are in Australia. In this article, we’ve broken down the subdivision costs across Australia to help you decide whether or not this is a worthy investment pathway for you.


Subdividing costs in Victoria:

Subdivision costs in Victoria range from $30,000 to $50,000. This covers professional fees, permits, plans, authority contributions and most access/utility fees.

In Victoria, once a design for the subdivision has been approved by the council, they will issue  a planning permit, attached to which will be 20-40 conditions that need to be met for the subdivision to go ahead. These conditions may include the installation of an underground drainage system, underground electricity, new fencing, approval from water authorities to engage a plumber, creating a carport extension or removing trees - these conditions may cost around $43,000 and might come in addition to initial costs.


Subdividing costs in New South Wales:

In NSW, subdivision costs can start at around $50,000. These costs arise from construction, infrastructure contribution, planning and the development application. Lodging a development application with your local council can be a timely process, with approval taking up to 90 days. In order to gain approval, the NSW government outlines a number of conditions that have to be met even before application, which are summarised here. 

To allow for smooth operations and prevent any unwanted extra costs, prioritise the pre-lodgement stage and undertake detailed feasibility assessments. When your application has been approved, ensure you engage the required authorities to monitor construction and make sure everything is being done by the book.


Subdividing costs in Queensland:

In Queensland, subdivisions costs are steep, ranging from $60,000-$90,000, including infrastructure changes which are around $28,000 per additional lot.

These costs are broken down into town planning and approval ($10,500), design and construction ($43,500-$58,500) and plan sealing ($7950). This article from PropertEase breaks down these costs in more detail. 


Subdividing costs in Western Australia:

Subdivision costs in WA will vary based on the size and type of subdivision, but usually range from $50,000 to over $90,000. In addition to the standard utility and council contributions, engineering design costs and subdivision site works, these costs arise from WAPC and Landgate fees, which are WA’s primary government bodies regarding property and subdivision, as well as R-Code compliance works. The R-Codes, or Residential design codes, are enforced by the WAPC to assess subdivision proposals and ensure new residencies are sustainable, adhering to emerging design trends and provide assessment pathways based on resident feedback.

The exact costs of subdividing in WA are explained in further detail here.


Subdividing costs in South Australia:

Subdivision costs in SA start at $20,000-$25,000 for the process of dividing land in two separate allotments. These costs will first vary based on the type of title you need: a Torrens title is issued when the two lots share no facilities or infrastructure, and a Community title is issued when facilities and infrastructure are shared. You will then need to consult the council for approval, employ a surveyor to prepare your proposal Development Assessment Commission, wait for approval and then engage a conveyancer to help lodge your approval, plans and other forms to the Land Titles Office, who’s fees can cost around $7000. From here, there will be extra costs for utilities and construction that can vary based on the type of subdivision.


Thinking of subdividing and developing your own land with a duplex or townhouses? Perhaps you’d like to look into buying a duplex. Give us a call and speak to one of our knowledgeable property consultants about your options.

Call us today on 1300 123 463 or contact us online.

Published on 12th of November 2020 by Michelle Leftwich
Michelle Leftwich
Michelle Leftwich


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