Split the land in two? Double your money? Sounds easy however you need to have a good handle on the potential costs involved. The secret is to do your homework.
You need approval from your local Council if want to subdivide your land in Queensland. Each Council has its own standards, which means that each local Council will have its specific requirements and challenges. To save you time upfront, it can pay to obtain independent advice prior to embarking on your subdivision project.
Our tip tips for success:
- Do your research – determine the potential costs for subdivision as accurately as possible. A Town Planner can help to identify the application costs, timeframes and process. A professional planner will indicate the likely success of your proposal and if it will likely be supported by Council.
- Consult your team of professionals –
- Town Planner – This is the first step. A Town Planner will identify the relevant planning constraints, such as, lot sizes, relevant codes, access requirements, location of services, etc
- Civil Engineer – Review current infrastructure and risks or constraints with regard to water, sewer and stormwater
- Surveyor – Survey the land, prepare the subdivision proposal plan for Council and the final subdivision plan for the Department of Natural Resources
- Solicitor – arrange separate titles for each new lot
At Wall Planning & Environmental Consulting, we work with our network of local professionals to provide you with a complete service.
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- Be aware of the costs – a successful subdivision will result in a sweet profit. The main costs you need to consider are:
- Purchase price of land
- Purchase costs and property holding costs, such as, stamp duty, mortgage repayments, legal, building pest and inspection
- Council contribution costs. Often the most expensive cost for the entire process. Council infrastructure costs or contributions will apply to account for the additional people created by the subdivision. It is important that you get this right up front! Your town planner will be able to give you an accurate estimate of the costs.
- Registration of Title. This will be required to be paid to the local land registry. Again the town planner can advise.
- Infrastructure Connections – sewer, water, stormwater. The cost to connect the lots to services can vary greatly depending on the location of the existing sewer and water main and how accessible they are. The purpose of stormwater infrastructure is to ensure that any water from a rainfall event is discharged to the street (and does not adversely impact on adjoining properties). The costs of which will vary.
- Electricity and telecommunication. Where are the existing service and connection points?
- Driveways and Cross-Overs. Material, curb and gutter requirements will vary depending on the local Council.
- Other expenses. Other costs to consider include, fencing, earthworks, footpath requirements, hazard management plan requirements, listed vegetation requirements, relocation of any service pits (Telstra or Ergon). Whilst it is impossible to foresee every costs, it is important to communicate with your town planner to ensure that no other site specific expenses that are not obvious are identified.
How Wall Planning & Environmental Consulting can help:
Step One: Contact us for a free, initial no obligation consultation, we can then review your site and undertake a desktop assessment and provide an accurate indication of the likely costs and chance of success.
Step Two: We will work with your team of professionals to determine the site constraints, requirements and likely costs and obtain Development Approval on your behalf.
Step Three: Detail design and construction by Civil Engineer.
Step Four: Plan sealing and Registration. You are ready to sell the new title!
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