Strata subdivision is a practical way to create separate ownership lots within one development. It is commonly used in Sydney and across NSW for duplexes, townhouses, and small unit projects, especially where there is a shared driveway, shared services, or shared walls.
If you are comparing strata subdivision vs Torrens subdivision, the best option usually comes down to how the site needs to function long-term. This guide explains strata subdivision meaning in simple terms, how it typically works in NSW, and what to watch for before you commit.
Strata subdivision meaning (in simple terms)
Strata subdivision meaning is simple: it creates individual lots plus shared areas called common property.
So, what does strata subdivision mean in practice? Each owner usually owns their individual lot (for example, one townhouse or one unit), and all owners share ownership and responsibility for the common property (for example, a shared driveway, entry path, stairwell, gardens, or shared service areas).
Common property is the part of the property used by more than one lot. It is maintained through an owners corporation, which may collect strata levies to cover insurance, maintenance, and long-term upkeep.
You might also see searches like strata vs stratum subdivision. Most of the time, people mean strata subdivision. If you are unsure, the design and access arrangement usually make the intended structure clear.
What is a strata subdivision in NSW (and when people use it)?
What is a strata subdivision in NSW? It is the process of creating strata lots and common property, producing strata titles that can be owned or sold separately.
In NSW, strata subdivision is commonly used for:
- Duplex and dual occupancy projects where access or services are shared.
- Townhouse sites with a shared driveway, visitor parking, bins, or landscaped areas.
- Unit blocks where corridors, stairs, or other building areas are shared.
Strata subdivision dual occupancy NSW is a common search because duplex projects often sit on the line between strata and Torrens. If each dwelling can be fully independent with separate access and no shared parts, a Torrens outcome may be possible. If anything needs to be shared, strata often becomes the more practical approach.
Approvals and feasibility still depend on zoning, council controls, and the final design.
If you’d like to learn more about subdividing land in NSW, you can read this blog.
Strata subdivision vs Torrens subdivision (what’s the difference?)
What is the difference between strata subdivision and Torrens subdivision? Strata creates lots plus common property under an owners corporation, while Torrens creates separate freehold lots with no common property.
What is the difference between strata and Torrens subdivision in day-to-day terms? Strata is built for shared arrangements. Torrens is built for independence.
| Feature | Strata subdivision | Torrens subdivision | What it means for owners/builders |
| Ownership structure | Separate lots plus common property. | Separate freehold lots. | Strata involves shared ownership and shared responsibilities. |
| Common property | Yes. | No. | Shared driveways and shared access are a natural fit for strata. |
| Ongoing costs | Strata levies may apply. | No strata levies. | Torrens owners still pay private maintenance and insurance. |
| Maintenance decisions | Shared via owners corporation. | Individual owners decide for their own lots. | Strata requires coordination, Torrens offers more autonomy. |
| Typical fit | Duplex with shared driveway, townhouses, units. | Freestanding homes on separate lots. | The design often dictates what is realistic. |
Strata title vs subdivision (why people get confused)
Searches like strata title vs subdivision usually come from mixed terminology. The easiest way to think about it is:
- Subdivision is the broad category.
- Strata subdivision is one type of subdivision.
- Strata title is the end result you get once the strata plan is registered.
This also helps clarify strata vs subdivision and subdivision vs strata subdivision. “Subdivision” can mean strata, Torrens, or other schemes, depending on what is being created.
Common phrases clients use, and what they usually mean:
- “Strata vs subdivision.” They usually mean strata vs Torrens.
- “Strata title vs subdivision.” They usually mean title outcome vs the process.
- “Can we do Torrens instead?” They usually mean removing shared areas from the design.
Survey strata vs subdivision (what the surveyor actually does)
Survey strata vs subdivision sounds like two separate tasks, but survey work supports whichever pathway you are taking. For strata subdivision, the surveyor’s role is to help translate the approved and constructed layout into the formal plan that creates the lots and common property.
Survey work commonly includes:
- Boundary survey or boundary identification, particularly where setbacks and clearances matter.
- Detail and contour survey (topographic survey) to support design and approvals.
- Strata subdivision plan preparation and coordination for registration, based on approved design and constructed outcomes.
- Construction support where needed (for example, setting out key elements to match the approved layout).
What we typically need from you to start:
- The site address and latest plans.
- Your stage (early feasibility, DA/CDC, construction, or near completion).
- The proposed layout and access arrangement (shared driveway, shared services, shared walls).
- Any available title details or plan references.
For a broader view of what we do across project stages, see the East West Surveyors Services page.
Strata subdivision minimum lot size (what you can and can’t assume)
Strata subdivision minimum lot size is a popular question, but there is no single statewide minimum that applies to every strata project in NSW. Minimums and feasibility depend on council controls, zoning, and the actual design.
What usually drives feasibility instead:
- Building setbacks and envelopes.
- Parking and vehicle access geometry.
- Private open space expectations.
- Servicing and drainage constraints.
- Easements, trees, and other site limitations.
If you are trying to sense-check quickly, ask:
- Does each dwelling function well with compliant access and parking?
- Are shared areas unavoidable, and if so, are you comfortable with common property?
- Do the drawings broadly align with council expectations for layout and amenity?
- Are there physical constraints that will force design changes later?
If you need to confirm boundaries early, our boundary survey service can help you start with accurate site information.
Is Torrens title better than strata? (the honest answer)
Is Torrens Title better than Strata? It depends on your goals and what the design allows. Torrens can feel simpler for owners because there is typically no owners corporation and fewer shared decisions. Strata can be more practical when shared access or shared infrastructure is required.
Do you pay strata on Torrens Title? No. Torrens lots do not pay strata levies. However, owners still pay for their own insurance and maintenance privately, and shared issues can still arise informally if services or access are not fully separated.
Can you change from Strata to Torrens Title? Sometimes, but it depends on how the site is designed, what is shared, approvals, and the legal process. If Torrens is your preferred end result, it is best to explore that early, before designs and services are locked in.
Disadvantages of strata (and what to look out for)
What are the disadvantages of strata titles? The biggest trade-off is shared responsibility. That can be efficient when the scheme is well managed, and frustrating when it is not.
Common disadvantages and downsides of strata include:
- Ongoing strata levies.
- Shared decisions for maintenance and upgrades.
- Potential disagreements between owners about spending priorities.
- Why are strata fees so high in Australia? Levies can reflect real costs such as insurance, maintenance of common areas, compliance items, and long-term sinking fund planning.
What are the red flags in strata report? Common concerns include low sinking funds, recurring defects (especially water ingress), poor records, unclear by-laws, and a history of disputes.
Is it worth paying strata? It can be, if the shared structure brings convenience and protects the asset through consistent maintenance. It is less appealing if owners want full control and minimal shared decision-making.
What are the different types of subdivision in NSW?
The most common types of subdivision in NSW include:
- Torrens subdivision, which creates independent freehold lots.
- Strata subdivision, which creates strata lots plus common property.
- Community title subdivision, commonly used for larger estates with shared facilities.
The best fit depends on whether anything needs to be shared and how the property will operate after completion.
FAQs
What is a strata subdivision?
A strata subdivision creates separate strata lots plus common property, allowing separate ownership of each lot.
What is the difference between strata subdivision and Torrens subdivision?
Strata includes common property and an owners corporation, while Torrens creates independent lots with no common property.
Do you pay strata on Torrens Title?
No, but you still pay your own maintenance and insurance as the lot owner.
Can you change from Strata to Torrens Title?
Sometimes, but it depends on design, approvals, and legal requirements, so it is best assessed early.
Book a strata subdivision survey consult with us
If you are planning a duplex, townhouse, or small unit project and want clarity on whether strata subdivision or Torrens subdivision suits your site, send your plans and confirm your stage.
We can help you understand what survey work is needed next and how to keep the process moving. Get a quote or contact East West Surveyors to book a consult.
