Land Subdivision Application (Plan of Subdivision)
Form number: VIC: Plan of Subdivision lodged via SPEAR (spear.land.vic.gov.au); NSW: Development Application via NSW Planning Portal (planningportal.nsw.gov.au); QLD: Titles Queensland survey plan; WA: Landgate subdivision application
A multi-stage process in which a landowner engages a licensed surveyor to prepare a plan of subdivision, obtains council planning approval and relevant authority consents, and lodges the certified plan at the state land titles office to create new separate certificates of title.
Issuing authority
Local council (consent authority for DA); Land Use Victoria / SPEAR (VIC); NSW Planning Portal / NSW Land Registry Services (NSW); Titles Queensland (QLD); Landgate (WA)
Official source
spear.land.vic.gov.auCost
Varies significantly by state and lot count: VIC Land Use Victoria lodgement from $704 + $217.70/lot (2025–26); NSW DA fees calculated on estimated development cost; council contribution levies can add $10,000–$80,000+ per lot depending on location; total subdivision costs typically $40,000–$100,000+ for a two-lot suburban subdivision
How to apply
- Confirm subdivision feasibility: check zoning, minimum lot sizes, and any overlays under the Local Environmental Plan (NSW), Planning Scheme (VIC/QLD), or Local Planning Scheme (WA) via council's planning department
- Engage a licensed land surveyor to prepare a draft plan of subdivision showing proposed lot boundaries, dimensions, easements, and common property
- Lodge a development application (DA) or planning permit application with your local council: NSW via the NSW Planning Portal (planningportal.nsw.gov.au); VIC via SPEAR (spear.land.vic.gov.au); QLD via council's DA system; WA via the JDAP or local government
- Council refers the application to relevant authorities (water, electricity, roads, fire), issues any conditions, and grants the planning permit or subdivision approval
- Satisfy all conditions of the planning permit (e.g., construct required infrastructure, provide bonds, obtain engineering approvals)
- Your surveyor prepares the final certified plan of subdivision and the council issues a Statement of Compliance (VIC) or Subdivision Certificate (NSW) confirming all conditions are met
- Lodge the certified plan (and Statement of Compliance or Subdivision Certificate) with the state land titles office: Land Use Victoria (VIC; fees from $704 + $217.70/lot for 2025–26); NSW Land Registry Services; Titles Queensland; Landgate (WA)
- New certificates of title are issued for each lot created, completing the subdivision
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