Subdivision in Perth is becoming increasingly popular, as land values rise. The results can be both lucrative and beautiful. How do you get subdivision right?
What does subdivision mean?
In property, subdivision means dividing a single parcel or block of land into two or more smaller plots, which can then be retained or sold. Each plot has its own separate title so that new properties can be built, maximising the land value.
Planning a land subdivision
Land subdivision in Perth can be quite a complex process, so it’s important to follow the right steps.
Feasibility study
The first thing you should do is conduct a feasibility study, or instruct a professional to do so on your behalf. Your feasibility study should involve a thorough analysis of the land you want to subdivide, looking at its features and any existing structures already on the land.
Novus Projects will consult with the local government about relevant planning permission and regulations, as well as clarifying zoning rules and what residential code your land falls under.
Once we’ve got all these details, we can provide you with an estimation for how much your subdivision will cost.
Find out what R-code your property has
Every piece of land in Perth is assigned an R-code, which dictates how many dwellings can be built on it. We need to know your land’s R-code so that we can help you plan your subdivision.
Minimum block size for subdivision Perth
It’s not that simple! Your minimum block size is determined by your land’s R-code. The R-code doesn’t just take the size of the block into consideration; it also factors in local amenities and resources, setbacks, density and housing diversity.
Learn more: Residential R-Codes and What They Mean
Consult with a professional
Consulting with professional subdivision consultants in Perth or experienced builders who’ve managed the process in your area and have developed relationships with the local council is the best way to manage your subdivision project.
When so many approvals are required, subdivision experts streamline the process and make sure that you don’t miss a step.
Approvals you need for a land subdivision
You will need the following approvals as part of your land subdivision.
Local council approvals
While the main responsibility for approving your subdivision lies with the Western Australian Planning Commission (WAPC), you will still need some approvals from your local council, depending on where your land is located.
These approvals include a building permit and a demolition permit (if you are removing an existing building). You might also need permissions around your siteworks and there may be vehicle access requirements if your subdivision involves modified driveways.
WAPC application
Once you’ve prepared your plans for the subdivision, they will need approval from WAPC. The subdivision application requires detailed plans, which the WAPC will then refer to the relevant government agencies and utility providers for their feedback and necessary requirements.
If the application complies with the land’s R-code and meets the necessary requirements, the WAPC issues conditional approval. The subdivision can only be finalised once you’ve met with the conditions it lists.
When you work with Novus Projects, we take care of this entire process for you.
Approval from services and utilities
Once you’ve met the WAPC’s criteria, each of the services and utilities will provide you with a clearance certificate, confirming you’ve met their conditions.
The WAPC then endorses your subdivision plan. Landgate can then register the new certificates of title for your subdivision.
Land subdivision process
With the necessary approvals granted, the land subdivision process can begin.
Site works and demolition (if required)
The first step is site works and demolition (if there are old buildings to be removed). Site works include things like earth moving and retaining wall construction, while demolition means the breaking down and removal of old structures.
Site works will also involve arranging for each new lot to be connected to water, sewer and power. Often, developers ensure there’s an internet connection for each separate lot too.
Site planning
Site planning means the arrangement of all the buildings and infrastructure on the plot. Your site plan should include the land’s topography, which considers its natural features, like slopes or elevations, as well as trees or vegetation that can’t be removed.
Site planning isn’t just a drawing of the project; it’s a roadmap that maximises efficiency and ensures compliance.
Title formalities
Once these steps have been completed and Landgate has processed the plan and registered the new lots, they will issue new, separate Certificates of Title for each of the new lots.
Finally, you can begin construction.
Construction
Now that they have new titles, you can either choose to sell the lots, or develop them yourself. If you choose to develop the lots yourself, this is when the construction phase can begin.
What types of subdivision are there?
You can subdivide your property in several different ways. Each offers their own advantages, and certain types of subdivision are better suited to certain developments.
Built strata
With built strata, the boundaries of the lots are defined by reference to the building or buildings shown on the strata plan.
The lots cannot be granted titles until the buildings on the plan have been constructed.
Survey strata
In a survey-strata scheme, the boundaries of the lots are marked out by a licensed land surveyor. The survey-strata plan doesn’t show any buildings and is very similar to a freehold parcel of land.
As with ‘built strata’, all the owners share ownership and responsibility for ‘common property,’ like driveways and garden areas. This is depicted on the plan.
Green title
Green title is typically seen as the most straightforward type of land title. Unlike with strata title, green title subdivisions do not include any shared areas or common property. This means the owner of a green title property has far greater autonomy, because you own the land and building outright.
Types of subdivision design
Once you’ve decided that you’re going to subdivide your land and you understand the processes involved, the next question is what type of development are you going to put on the new lots.
It’s important to match the development you choose to the shape and size of the land you’re developing.
Battleaxe
A battleaxe development is so called because of its shape. It means building a property at the back of an existing property, with a long, narrow driveway (shaped like a handle) connecting the new property to the street.
This type of development is best suited to blocks in existing suburbs where land with street frontage is scarce. It allows existing homeowners to maximise their land value while still retaining their own home.
Corner block
Subdividing a corner block lends itself to creating two new lots, each with their own street frontage and access. They can be built either side by side or at opposite ends of a corner.
This type of development can be green titled (with no common area) and the double frontage allows flexibility and maximum value for both houses. It can be a design challenge, as the streets on either side of the corner may be subject to different setbacks and planning rules.
Duplex/triplex
Duplex and triplex developments are very popular, because they are simple. They involve dividing into two or three equal blocks and building identical but separate dwellings next to each other. They can either share a wall or be detached.
These types of development are popular and sell quickly because both properties have street frontage, but they do require a wider block.
Narrow lot/townhouses
Narrow lots or townhouses are very similar to duplex and triplexes although they typically occupy a smaller block size. Their natural market is downsizers or professionals without children, as the narrow lot size means they often sacrifice a garden for more house space.
Subdivision costs
It’s impossible to provide a standard costing for a subdivision, as so much depends on the property development you are planning, as well as the size, condition and location of the land.
There are some general costs to bear in mind however.
Consultant fees
You will need a licensed surveyor, as well as a town planner or project manager before you factor in any construction costs. You’ll also need a settlement agent or conveyancer to handle the legal transfer or title.
If there’s an existing house to be removed, you also need a demolition contractor.
Application fees
You will also need to pay the application fees for the WAMC, as well as Landgate fees for the lodgement and registration of the new titles.
Frequently Asked Questions About Subdivision
Novus Projects is always happy to answer any queries you might have. You can also check our FAQs below to see if your question has already been asked.
How much does it cost to subdivide land in Perth?
As we covered above, it’s very difficult to provide general subdivision costs in Perth, as there are so many variables.
Typically, the common range for a two-lot subdivision in the Perth metropolitan area is between $30,000 and $70,000.
What is the minimum block size for subdivision in Perth?
The minimum land size depends on how your land is zoned and what its R-code is. Read our R-Codes guide for a zone by zone breakdown.
How long does it take to subdivide?
Again, how long it takes to subdivide depends on the scope of your project.
The speed at which local governments work varies according to a range of different factors and most people will take anywhere up to 12 months to ensure that they're fully prepared to begin a subdivision project.
Developers have up to 3 years from the date of their approval to clear the conditions requested by local governments. Once a clearance application form is submitted to the WAPC, it is often cleared within around a month, and settlement agents can then arrange for titles to be transferred with Landgate, which takes another 2-4 weeks.