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Side by Side Subdivision
Side by Side Subdivision
Side by Side Green Title Subdivision is the preferred method of subdivision in Western Australia. The reason for this is generally because people like to have their own street frontage and their own service connections.
A Green Title Lot, also known as a Freehold Lot, refers to land or lots that generally have no common areas and that need to be shared. This means you own the title of the land on which your home stands, including all of its services.
The reason it's often referred to as 'green title' is simply because the sketch on the certificate of title used to be shaded in a green colour. Most stand-alone homes in WA are Green Title, so your average house on a suburban street is likely to be Green Title.
All costs relating to the Green Title are your responsibility (not shared). The only costs on Green Title land are standard rates and taxes.
Pros of Side by Side Green Title Subdivision
Each lot is completely independent of the other
No strata meetings required
No strata insurance
Independent services for each lot “you own your own sewer connection”
Preferred type of subdivision
Potential for your own street frontage
No common property
No common services
Cons of Side by Side Green Title Subdivision
Costs for each lot to have its own services will be greater
Can be more expensive than strata subdivisions
Costs of engineer to design new sewer connection
Can be harder to meet minimum areas (R Codes)
Potential for a minimum street frontage may affect garage / parking options
Zenith Surveyings Subdivision Perth service is geared towards educating our clients throughout the process so they can understand the benefits of doing Green Title Subivision.
Zenith Surveyors undertake all types of subdivision. We believe it is vital that we discuss the different types of subdivision with you prior to project start and also the typical costs to subdivide land in W.A. Depending on whether you go Survey Strata Subdivision (or) Green Title Subdivision could have a huge impact on your overall project costs.
Do not rush headlong into your own project without the right advice from our Perth Subdivision Consultants.
Corner Block Subdivision
Generally, you will see this type of subdivision on a corner block at the end of a street and may assume that it is a Green Title Subdivision. The only thing that makes it different is that the two lots are sharing services, otherwise it will have all the hallmarks of Green title blocks with their own street frontage. We will discuss this type of corner block subdivision under Survey Strata as we have found that survey strata is the more common of the two for corner block developments.
Services such as sewer, power and water are often shared on survey strata whereas a green title lot is completely independent with no common property and you an not share services which can lead to a more costly development.
Likewise, many survey strata developments can have a commonly owned driveway and all owners in the survey scheme will contribute towards the insurance and maintenance of that common property that has a separate lot number.
Pros of Side by Side Survey Strata Subdivision
Shared services are allowed, making this option more cost effective
Building on lots can begin prior to titles
Developer can create vacant lots for sale
Does not require permission from neighbour for modifications
Generally cheaper than Green Title
No engineer required for sewer design
Cons of Side by Side Survey Strata Subdivision
Services are shared
Strata meetings (more than five lots)
In most cases Survey Strata is house behind a house
Common Property may be imposed in certain situations around service locations
Not a huge market for side by side survey strata unless it's on a corner block.
Zenith Surveyings Subdivision Perth service is geared towards educating our clients throughout the process so they can understand the benefits of doing Corner Block Subivision.
Corner block subdivision
Rear Lot Subdivision
Battle Axe Subdivision
Rear Lot or Battle Axe blocks as they are commonly known, are methods of subdivision used more so for two-lot subdivision designs. There are typically two ways these lots can be created, and we will explain the first here which is Survey Strata Battle Axe.
The name Battle Axe is due to the shape of the block including the access leg which ends up looking like a traditional axe with a handle. The person who owns the rear lot has exclusive use of this access leg "unless" there is a "Right of Carriageway" easement to the benefit of the front lot which would allow them to reverse out onto the access leg and then exit in a forward gear on to the road.
There are three things to consider when looking at a Battle Axe Subdivision:
1. Effective Area
The area you can build on minus (-) the access leg. This is the buildable area of the block from a liveability point of view. It generally starts at the truncation or bend in the fence. People can get mentally tricked when buying lots like this. They see a 450m² block, but do not realise that 55m² of that area is possibly on the access leg. This means that they really have only 395m² to build on and a large driveway that has little or no use except for vehicle traffic.
2. Access Leg Area
This is the area of the vehicle access leg up until the bend in the fence, more commonly known as the "Truncation".
3. Total Area
The combined area of the access leg and the effective area that can be built on. These combined areas are what make your lot valuable, as you will be selling by the m² and the average buyer only focuses on the total area when making a purchase of the land you may be selling.
Pros of Survey Strata Subdivision with Battle Axe
Each lot is completely independent of the other
No strata meetings required
No strata/common property insurance
Driveways can go down to 3m if existing house to remain (not all Areas)
Preferred type of Subdivision
Potential to earn more per m² than selling with common property subdivision
No Common Property
Cons of Survey Strata Subdivision with Battle Axe
Having to live behind another house with no street frontage
May have to allow front lot to use your driveway depending on title requirements
Loss of land in driveway access minimising your actual build area on the back
Potentially difficult vehicular access, especially with a 3m wide driveway.
Zenith Surveyings Subdivision Perth service is geared towards educating our clients throughout the process so they can understand the benefits of doing Rear Lot Subivision.
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