Thinking about subdividing your Sydney property? Whether you want to sell off part of your land or build a second dwelling, understanding the true costs upfront helps you plan effectively and avoid surprises.
In this guide, we break down every cost involved in subdividing land in Sydney, from initial surveys through to final registration with NSW Land Registry Services.
Complete Subdivision Cost Breakdown
Here's what you can expect to pay for each component of a subdivision in Sydney:
| Cost Component | Typical Range |
|---|---|
| Survey & Plan Preparation | $4,000 - $15,000 |
| DA Lodgement Fee | $500 - $3,000 |
| Section 7.11/7.12 Contributions | $5,000 - $30,000+ per lot |
| Subdivision Certificate Fee | $500 - $1,500 |
| Legal/Conveyancing Fees | $2,000 - $5,000 |
| NSW LRS Registration | $150 - $500 |
| Infrastructure Works (if required) | $10,000 - $50,000+ |
| TOTAL (Simple 2-lot) | $20,000 - $40,000 |
Survey Costs Explained
The subdivision survey is one of your first major costs. Survey fees depend on:
- Number of lots: More lots = more boundary definition work
- Property size: Larger properties take longer to survey
- Subdivision type: Torrens title is simpler than strata
- Site complexity: Slopes, trees, and access affect time on site
Typical Survey Costs by Subdivision Type
- 2-lot Torrens title: $4,000 - $6,000
- 3-4 lot Torrens title: $6,000 - $10,000
- Strata subdivision (2 lots): $5,000 - $8,000
- Multi-unit strata: $8,000 - $15,000+
These costs cover the initial boundary identification, preparation of the subdivision plan, and final survey for plan lodgement. See our pricing page for current survey rates.
Council Fees and Contributions
Council costs are often the largest and most variable part of subdivision expenses. Each Sydney council sets its own fees and contribution rates.
Section 7.11/7.12 Contributions
These contributions fund local infrastructure like roads, parks, and community facilities. They're charged per additional lot created and vary significantly:
- Inner Sydney councils: $15,000 - $30,000+ per lot
- Middle-ring councils: $10,000 - $20,000 per lot
- Outer Sydney councils: $5,000 - $15,000 per lot
Check your council's Section 7.11 Contributions Plan for exact rates. Some councils offer exemptions for granny flats or affordable housing.
Hidden Costs to Watch For
Beyond the standard fees, these costs can catch property owners by surprise:
- Sewer/stormwater extensions: $5,000 - $20,000 if services don't reach new lots
- Driveway and access construction: $10,000 - $30,000 for battle-axe lots
- Tree removal permits: $500 - $2,000+ if protected trees need removal
- Bushfire assessment: $1,500 - $3,000 in bushfire-prone areas
- Flooding/stormwater studies: $2,000 - $5,000 in flood-affected areas
- 88B instrument preparation: $1,000 - $2,500 for easements and restrictions
Torrens Title vs Strata Subdivision Costs
The type of subdivision significantly affects your total costs:
Torrens Title (Separate Land Parcels)
- Lower survey costs
- Each lot gets its own land title
- Best for: Subdividing land before building
- Typical total: $20,000 - $50,000
Strata Title (Shared Land)
- Higher survey costs (building measurements required)
- Shared common property
- Best for: Existing duplexes, townhouses, units
- Typical total: $30,000 - $80,000+
Learn more about strata surveys and when they're required.
How to Reduce Subdivision Costs
Smart planning can save thousands on your subdivision:
- Check minimum lot sizes first: Ensure your land meets council requirements before spending money on surveys
- Choose Torrens over strata: If possible, Torrens title subdivisions cost less
- Subdivide before building: It's cheaper to subdivide vacant land than existing buildings
- Get services to the boundary: Having sewer, water, and power at the boundary reduces infrastructure costs
- Use a local surveyor: Surveyors who know your council save time and avoid costly revisions
Frequently Asked Questions
How much does it cost to subdivide land in Sydney?
Subdividing land in Sydney typically costs between $20,000 and $100,000 or more. A simple 2-lot subdivision usually costs $20,000-$40,000, while complex multi-lot subdivisions can exceed $100,000. The main costs include surveying ($4,000-$15,000), council fees ($2,000-$30,000), and legal fees ($2,000-$5,000).
What are the surveying costs for subdivision in Sydney?
Surveying costs for subdivision in Sydney range from $4,000 to $15,000+. A basic 2-lot Torrens title subdivision typically costs $4,000-$6,000 for the survey work. Strata subdivisions cost more ($5,000-$15,000+) due to building measurements and additional plan requirements.
How long does subdivision take in Sydney?
Subdivision in Sydney typically takes 6-12 months from start to finish. The timeline includes: initial survey and DA preparation (4-6 weeks), council DA assessment (3-6 months), construction of any required works (4-12 weeks), final survey and plan lodgement (2-4 weeks), and registration with NSW LRS (2-4 weeks).
What is the cheapest way to subdivide in Sydney?
The cheapest subdivision option in Sydney is a simple 2-lot Torrens title subdivision on flat land with existing services. This typically costs $20,000-$30,000 total. Avoid strata subdivision if possible (higher survey costs) and choose councils with lower Section 7.11 contributions.
Do I need a surveyor to subdivide in NSW?
Yes, only a registered surveyor can prepare subdivision plans for lodgement with NSW Land Registry Services. The surveyor defines the new boundaries, prepares the plan of subdivision, and certifies the survey work. This is a legal requirement under the Surveying and Spatial Information Act 2002.
Get a Subdivision Quote
Ready to subdivide your Sydney property? Contact us for a detailed quote covering your specific situation. We'll assess your property, explain the process, and provide transparent pricing for the survey work.