Subdivision in NSW: Torrens Title vs Strata Title Explained

Subdivision is one of the most common town planning pathways in NSW, especially for property owners looking to maximise land value or unlock development potential.

Whether you're planning a dual occupancy, townhouses or a small unit block, understanding the type of subdivision you need is essential.

The two most common subdivision types in NSW are Torrens title and Strata title.

Both require a development application (DA) and council approval, and each comes with different planning, legal and service implications.

Torrens title subdivision involves creating entirely separate land parcels. Each lot has its own legal title, services, street frontage (where possible) and no shared property.

This is ideal for detached dwellings, duplexes or battle-axe blocks.

It’s often viewed as the preferred option because it gives buyers full ownership and control of their land.

Strata title is used when subdividing a building rather than the land.

Each unit is owned individually, but owners share common property such as driveways, gardens or external walls.

This form of subdivision is common for townhouses, units and multi-dwelling housing.

Strata developments also require compliance with building certification and shared management through an owners corporation.

From a town planning perspective, the process and documentation vary between the two.

A statement of environmental effects, subdivision plans and detailed servicing diagrams are typically required.

Depending on the complexity of your project, your town planner in NSW may also assist with specialist reports, neighbour consultation or a Clause 4.6 variation request if any DCP or LEP standard cannot be met.

If you're unsure about which title type suits your development, working with a qualified planning consultant can make the process clearer.

We provide town planning services for residential development in NSW, and we regularly help clients understand their options, prepare compliant documentation and liaise with council.

Whether you need help with a planning permit in NSW, a DA approval, or a council submission for a secondary dwelling, our team can offer tailored planning advice based on local building regulations and strategic planning policies.

For subdivision success, it’s not just about land size and layout. It’s about understanding planning controls, making informed decisions and having a reliable team to support you every step of the way.