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Land Division & Subdivision

The land division process can be complex and time-consuming
we’re here to make it simple for you

Land division is an involved process that can quickly get overwhelming and confusing. Using Alexander Symonds to streamline and handle the complex process on your behalf can save you precious time and money. Our qualified team of licensed surveyors, planners and drafters have the expertise and connections to manage the entire subdivision process for you, from the initial planning and application right through to the Certified Survey and obtaining your new titles.

The current Development Plan has been replaced by a state-wide Planning and Design Code on Friday 19 March 2021. Applications lodged after this date will be assessed under the new code and additional fees and timeframes will apply. Please contact us if you require further information or you can find out more information at

Land Division & Subdivision


If you want to subdivide your land but aren’t sure if it’s possible or how to approach it, we’re here to help! We can perform a free site appraisal and let you know if (and how) you can subdivide a property or piece of land.

We’ll advise you on the best course of action and guide you through the land division process so you have a clear understanding of what’s involved.

Request a free quote and site appraisal

We save you time and hassle by managing the entire
land division process on your behalf

How long does land division take?

The land division process can take anywhere from 6 – 9 months from lodging the initial application to when the new Certificates of Title are issued. It all depends on the complexity of your specific land division (Torrens Title, Community Title or Community Strata Title), whether you have engaged a licensed surveyor from the early stages, and the extent of your approval conditions with government agencies.

With our expert assistance, you’ll be aware of any potential issues before you lodge your application. We help you get your application right by ensuring your site meets council requirements and regulations, reducing the risk of delays or complications down the track.

Land Division & Subdivision

Give your project the greatest chance of success with our
streamlined SUBdivision services

Step 1

Request a free quote

We’ll respond within 24 hours with a detailed outline of the subdivision process, estimated timeframes and costs.

Step 2:

Free site appraisal

We’ll review the Council’s Development Plan and Certificate of Title, and confirm the planning and development requirements (including SA Water services).

Step 3:

Lodge a land division application

We’ll work with you to prepare and lodge a Land Division Development Application with the State Commission Assessment Panel (SCAP).

Step 4:

Address conditions of approval

We’ll make sure all Land Division Development Application conditions of approval are addressed and satisfied.

Step 5:

Undertake a certified survey

We’ll conduct a Certified Survey of your property or land to determine the existing boundaries and marking of new boundaries.

Step 6:

Lodge the certified survey with the Lands Titles Office

Once all conditions of approval have been met, we’ll finalise and lodge the Certified Survey plan with the LTO.

Step 7:

Receive your new Certificates of Title

We work alongside your Conveyancer to finalise the process so you can start to reap the rewards whether you choose to sell or build.


Are you considering subdividing land or property?

Learn more in our free Torrens Title and Community Title land division process guides.

Can my land be subdivided?

Without inspecting your land in more detail, it’s hard to provide a simple ‘yes’ or ‘no’ answer – but there are a few things that a Licensed Surveyor will look for when putting together their advice.

This question might be one of the most common inquiries that our team handles from week to week, but it’s a bit more complex than first thought.

When looking into subdividing any piece of land, the first and most important step is to determine whether your land can be subdivided.

In South Australia, there are a number of factors that will determine whether or not your land is suitable for subdivision. These contributing factors include, but are not limited to:

  • your local council’s zoning rules;
  • access to the land;
  • the shape or slope of your land; and
  • the utilities or services connected to your land.

torrens title subdivision

Each local council area has a unique set of zoning rules, which determines how big or small a block can be, the percentage of the block that can be used for a dwelling, the minimum setback distance, and other important requirements.

The simplest way to understand this often complex information is to speak to your local town planner or council representative for advice. Alternatively, a trusted Licensed Surveyor from Alexander Symonds can conduct an appraisal of your land, liaise with your local council on your behalf, provide expert advice and guide you on your next course of action.

The shape, size and slope of your land can have a part to play in how easy it is to access, and it could restrict the ‘workable’ area of the land.

Construction could be very expensive or simply impractical, especially if you’re subdividing a very steep slope.

As with your local council’s zoning regulations, the size of your block will dictate if and how you can subdivide. You will need to consider the shape and size of the new separate blocks of land, the type of Land Title (Torrens or Community) that might best suit the land, and how these factors will affect future development or construction plans. You should also carefully consider how you could access the subdivided blocks of land.

Things to consider include:

  • Could any new driveways or access routes be easily built?
  • How does the location of street trees and stobie poles affect access?
  • Does the new access route affect any neighbouring blocks or landowners?
  • Is the new access route legal?

It’s a good idea to enquire with an experienced civil contractor, a Licensed Surveyor or your local council about the best way to proceed.

When looking into whether or not your land is suitable for subdividing, you should also consider some of the practical aspects of creating a new piece of land: water, power and sewerage connections.

Sewer and water are mandatory requirements of completing a land division, and for obtaining new titles for your land.


When subdividing, it’s important to consider the cost of new sewerage connections or extensions. These can often be one of the most expensive pieces of the subdivision process, especially if your newly subdivided piece of land does not currently reach an existing part of the mains sewer system. If you have a steep block, you’ll also need to consider the cost of installing a pump to ensure waste can reach the sewer main from the lowest points on your block.


Similarly, you’ll also need to take into consideration the connection to a water supply. You can obtain advice about water supply for your land from SA Water or from a Licensed Surveyor, who’ll liaise with SA Water, your local council and other authorities on your behalf.

While not mandatory requirements for land division, Telephone, NBN and electricity connections should all be considered carefully in a development project, and easements may be required.

Connecting a newly subdivided block to electricity supplies can be costly, and might require the creation of easements for power poles, underground cables, and other infrastructure. You’ll need agreement from any adjoining landowners for this easement creation, which can sometimes be difficult.

Before you begin the lengthy subdivision process, it’s vital that you understand whether or not your land can actually be subdivided, and, if so, the rules or regulations you need to be aware of within your local council area.

Hiring a Licensed Surveyor to take care of this complex process on your behalf can save you precious time and money, so you can get on with building your new investment property or selling your newly divided land. 

Complex application forms, strict standards and regulations to meet, along with a number of government and local council authorities to liaise with – the process can quickly become overwhelming.

If you are able to subdivide, our team can manage the entire process for you, from start to finish – that means less time spent on paperwork, and more time to plan your future development. Our team of consultants, planners and Licensed Surveyors can help you understand the lay of your land, providing honest, expert advice.

Homes on subdivided blocks in an Adelaide suburb

Why Choose Alexander Symonds?

We offer a standout team with unrivalled experience and professional advice to help you at every stage of the subdivision process.

Our experience and relationships with government agencies, statutory authorities and councils means a streamlined, efficient process and faster approvals.

Each piece of land is unique, and we tailor our land division services and advice to suit the type of land division and your project’s needs. We know the ins and outs of residential and commercial land division and can save you time and hassle by managing the entire process on your behalf, from initial assessment through to the final step of obtaining new Certificates of Title.

  • Custom tailored services and a hassle-free experience
  • Avoid costly delays and reduce complications
  • Streamlined process from start to finish
  • Expert advice and results you can trust

I always use Alexander Symonds to assist with my property subdivisions. They are experts at getting subdivisions sorted and fantastic at guiding you through the process.

Christopher Overton - Residential Property Developer

Do you have an upcoming land division or subdivision project?

Contact our expert team at Alexander Symonds for a free quote and site appraisal.

Request a free quote