Thinking About Subdividing Your Queensland Property?
Subdividing land in Queensland can unlock significant value — turning one large block into two or more separate lots, each with its own title. Whether you're a homeowner looking to sell off a rear yard, a developer planning a multi-lot project, or a rural landowner carving out smaller parcels, the subdivision process revolves heavily around title searches and survey plans.
This guide walks you through the title documents you'll need, how survey plans fit into the picture, and the searches that protect you from costly surprises during a Queensland subdivision.
What Happens to Your Title When You Subdivide?
When you subdivide property in Queensland, the original Certificate of Title is effectively replaced. The existing lot description is cancelled, and new lots are created — each receiving its own individual title registered with the Queensland land registry.
For example, if you own Lot 5 on RP12345 and subdivide it into two parcels, you'll end up with something like Lot 1 on SP345678 and Lot 2 on SP345678. The old lot and plan reference ceases to exist for transactional purposes, and the new Survey Plan (SP) becomes the definitive boundary record.
This is why ordering a current title search before you begin is essential. You need to know exactly what's registered against your property — encumbrances, easements, covenants, and mortgages — because these will carry forward to the new lots unless specifically dealt with during the subdivision process.
Step 1: Order a Current Title Search
A current title search is your starting point. It reveals:
- Registered owner details — confirming you have the legal right to subdivide
- Lot and plan description — the exact parcel reference needed for your development application
- Encumbrances — mortgages, easements, covenants, and other interests that may restrict or complicate subdivision
- Caveats — third-party claims that could block the registration of new titles
If there's a mortgage on the property (and there usually is), your lender must consent to the subdivision. Some lenders require the mortgage to be discharged or restructured across the new lots. Discovering this early saves months of delays.
A current title search for Queensland property costs $74.50 AUD through TitleFinder and is delivered digitally — no need to visit a government office.
Step 2: Review the Existing Survey Plan
Your property's current boundaries are defined by a registered survey plan — either an RP (Registered Plan) for older properties or an SP (Survey Plan) for newer ones. Before any subdivision work begins, you need to review this plan to understand:
- Exact lot dimensions and area — is the block large enough to meet minimum lot size requirements?
- Boundary alignments — are existing fences and structures actually on your land?
- Existing easements shown on the plan — drainage, sewerage, and access easements that may limit where new boundaries can go
- Setback implications — buildings close to proposed new boundaries may not comply with council setback requirements
You can order a copy of the existing survey plan for $85.90 AUD through TitleFinder. This is the document your surveyor and town planner will use as the baseline for the new subdivision layout.
Step 3: Check for Easements and Covenants
Easements and covenants are the most common complications in Queensland subdivisions. A drainage easement running through the middle of your block could make a two-lot subdivision impossible — or at least require an expensive redesign.
Common easements that affect subdivisions:
- Sewerage easements — council or utility provider pipes crossing the property
- Stormwater drainage easements — often 2-3 metres wide, restricting building areas
- Access easements — right-of-way for neighbouring properties
- Electricity easements — overhead or underground power infrastructure
Covenants to watch for:
- Building covenants — minimum house size, materials, or style requirements that apply to new lots
- Restriction on subdivision — some older titles explicitly prohibit further subdivision
- Developer covenants — common in newer estates, these can restrict lot sizes and land use
All of these appear on your title search and the registered dealing instruments. If you need the full text of a covenant or easement, you can order a dealing instrument for $91.80 AUD — this gives you the complete registered document rather than just the summary on the title.
Step 4: The Reconfiguration of a Lot (ROL) Application
In Queensland, subdivision is formally called a Reconfiguration of a Lot (ROL). This is a development application lodged with your local council. The application requires:
- A completed DA Form 1
- A proposal plan showing the intended new lot layout
- Title search results (current title)
- Existing survey plan
- Planning report addressing the relevant planning scheme codes
- Infrastructure charges estimate
Council will assess your application against the local planning scheme — checking minimum lot sizes, frontage requirements, infrastructure capacity, and environmental overlays. This process typically takes 2-4 months, though complex applications can take longer.
Step 5: The New Survey Plan
Once council approves your ROL, a licensed cadastral surveyor prepares the new survey plan. This is the legal document that defines the new lot boundaries and becomes registered with the land registry.
The surveyor will:
- Physically peg the new boundaries on the ground
- Prepare the SP (Survey Plan) document to cadastral standards
- Show any new or existing easements on the plan
- Lodge the plan for examination and registration
The new survey plan, once registered, creates the new lot descriptions. Each lot can then have a separate title issued — and that's when you can sell, mortgage, or develop each lot independently.
Step 6: New Titles and Final Searches
After the survey plan is registered and all council conditions are met (including paying infrastructure charges), new titles are issued for each lot. At this point:
- The original title is cancelled
- New titles are created with fresh lot-on-plan references
- Encumbrances are carried forward or created as required
- Your lender (if applicable) registers mortgages against the relevant new lots
It's good practice to order current title searches on the new lots immediately after registration to verify everything is correct — the right easements are noted, covenants are properly recorded, and ownership details are accurate.
Common Subdivision Pitfalls and How Title Searches Prevent Them
Hidden easement blocks your building envelope: A sewer easement you didn't know about runs exactly where the new house pad was planned. A title search and survey plan review before you start would have revealed this.
Covenant prohibits subdivision: Some older titles carry restrictive covenants that explicitly prevent further subdivision. Discovering this after spending $20,000 on planning and surveying fees is painful. A $74.50 title search catches it upfront.
Boundary encroachment: Your neighbour's shed is 300mm over your boundary — or your fence is on their land. The existing survey plan, combined with a surveyor's field check, identifies these issues before they derail your DA.
Mortgage consent delays: Your lender takes 8 weeks to process subdivision consent, pushing your project timeline out. Early title search reveals the mortgage, prompting you to start the lender conversation immediately.
How Much Does a Queensland Subdivision Cost?
While title searches are a small part of overall subdivision costs, they're the foundation everything else is built on. Here's a rough breakdown:
- Current title search: $74.50 AUD
- Survey plan copy: $85.90 AUD
- Dealing instruments (if needed): $91.80 AUD each
- Licensed surveyor: $5,000-$15,000 (depends on complexity)
- Town planner: $3,000-$8,000
- Council DA fees: $3,000-$10,000
- Infrastructure charges: $15,000-$40,000+ per new lot
The title searches that form your due diligence foundation cost under $250 combined — a tiny fraction of a subdivision project that can easily exceed $50,000 in total costs.
Start Your Subdivision Due Diligence Today
Every successful Queensland subdivision starts with understanding what's on the title. Before you engage a surveyor, before you brief a town planner, and before you lodge a DA with council — order your title search and survey plan.
TitleFinder delivers Queensland title searches and survey plans digitally, so you can begin your subdivision due diligence today. With a current title at $74.50 and survey plans at $85.90, you'll have the foundation documents you need to make informed decisions about your subdivision project.
Don't let a hidden easement, forgotten covenant, or boundary dispute turn your subdivision dream into an expensive headache. Start with the title.