Subdividing land
Learn about subdividing land and which application processes apply to you.
What is subdividing?
Subdividing is also known as ‘reconfiguring a lot’. It includes:
- creating lots by subdividing another lot
- merging 2 or more lots into one
- rearranging the boundaries of a lot without creating a new lot
- creating a community title scheme
- creating a volumetric subdivision (using space above or below the land)
- dividing land into parts by agreement, such as by leasing part of a lot for a period exceeding 10 years
- creating an easement to give access to a lot from a road.
Before a reconfigured lot is sold, it must be created and have the title registered. However, the approval process for subdividing depends on the nature of the subdivision.
Under the Planning Act 2016, subdivisions fall under one of two types:
- accepted development (subdivisions that aren’t considered assessable developments under the Planning Act 2016)
- assessable development (also known as subdivision or reconfiguring a lot).
Accepted development
A project that’s accepted development doesn’t require a development application if it meets specific requirements.
These subdivisions are considered accepted developments that don’t require a development application:
- building format plans that don’t subdivide land on or below the surface of the land
- merging of existing lots
- incorporation of a lot with common property for a community title scheme
- conversion of lessee common property to a lot in a community title scheme
- subdivision for road widening purposes and truncations
- subdivision where required by state legislation (e.g. acquisition of land for water infrastructure projects).
If your subdivision is accepted development, you may still require a further development approval for associated works, including changing the use of the site.
If your project is accepted development for amalgamating existing lots, you may be able to directly register a title.
Subdivisions that are not acceptable development require a development application and planning approval.
Assessable development
Brisbane City Plan 2014 (City Plan) guides how land in Brisbane can be used and developed. This includes subdividing land, also known as reconfiguring a lot.
City Plan determines the type of development application you need to submit for planning approval.
Your application may be subject to a code assessment or an impact assessment process. Impact assessment processes require public notification (opportunity for formal public comment) as part of the process.
Submit a development application
Follow the step-by-step process to find out what type of approval you need to subdivide your land and submit a development application.
Before you start your project, use City Plan online to find key facts about your property. This includes the relevant:
- zone
- overlays
- lot size
- neighbourhood plan.
You may need one or more of the following approvals for your project:
- development approval
- building approval from a building certifier.
- operational works approval.
Once you’ve determined the property details and relevant approvals, you can prepare your development application.
A town planning consultant can help you prepare your development application. They will consider all relevant assessment criteria. Expert help is not mandatory but will save you time and make the process easier.
You can submit your development application using the online form.
For other development application lodgement options, call Council on 07 3403 8888.
You’ll need to pay a development application fee after you submit your application. Council will get in touch with your fee quote after lodgement.
After you apply
All development applications go through an assessment process.
If you’ve lodged a properly made application via RiskSMART, you can expect to hear back in 10 business days.
Plan sealing for subdivisions
Once your subdivision is complete and all charges paid, Council must endorse your survey plan. This process is also known as plan sealing.
For Council to endorse the plan, you must have:
- development approval
- met all relevant conditions of the approval
- met all other lodgement requirements.
Register a title
Your subdivision must be issued with a new title from Titles Queensland, in accordance with the Land Title Act 1994.
If your project is accepted development for merging existing lots, you can register a title directly.
If your project required planning approval and plan sealing, you must register the sealed survey plan.
Visit Titles Queensland to register a title.
Frequently asked questions
Council approval will usually be required to subdivide your land. Projects that are accepted development do not require Council approval.
To find out if your land is big enough to subdivide, use the City Plan online mapping tool. First, identify the zone your property is in, then check the minimum lot sizes and frontages that apply to your zone.
You can find more information in the Subdivision code in City Plan online.
Plan sealing occurs when Council endorses a survey plan. This happens once the development is finalised and the project has met all relevant conditions and requirements. Most subdivisions need to go through the plan sealing process.
The time it takes to subdivide land in Brisbane varies depending on the project and the category of assessment.
Generally, the application process for a code assessable development can take 3 to 4 months if the subdivision aligns with Brisbane City Plan 2014. However, this period may be longer if the subdivision is impact assessable or if further information is required.
If your land subdivision meets relevant criteria, your application could be approved within 5 working days. This applies to subdivision applications which are prepared, lodged and certified through the RiskSMART process by an accredited consultant.
Note: These timeframes don't include the time required for building approval and works.
You need to contact Titles Queensland directly if your project is accepted development for merging existing lots.
If your subdivision requires planning approval and plan sealing, you need to contact Titles Queensland once you have a sealed survey plan.
The fees for subdividing land in Brisbane vary. Depending on your specific project, subdivision costs in Brisbane could include: