Land Subdivision Surveyors

Subdividing land on the Gold Coast or in northern New South Wales? We can help. Whether subdividing a vacant lot (Freehold) or a building (Building Format in Queensland or Strata in New South Wales), our highly experienced land surveyors and civil engineers are here to assist in every stage of the project. Contact us to discuss your needs.

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What is Land Subdivision?

Land subdivision involves dividing a large land area into smaller parcels or lots for sale or development purposes. Examples include:

  • Residential developments, such as estates and housing units
  • Commercial developments, such as shopping centres or an office complex
  • Industrial sites, including factories and warehouses
  • Community projects, such as schools, parks, and hospitals
  • Infrastructure, including roads, train stations, and utility lines.

What Do Land Subdivision Surveyors Do?

Land subdivision surveyors use their knowledge, expertise, and high-quality equipment to measure and map land areas for subdivision purposes. They are an integral part of the development process, from initial land assessments right through to obtaining land titles after project completion. Deploying high-tech equipment, land surveyors perform topographical surveys and environmental analyses to deliver accurate plot findings that establish a property’s potential, limitations, and legal boundaries.

At Kaymak Survey, we’re a team of land and subdivision surveyors and construction engineers specialising in all aspects of cadastral surveying. Operating on the Gold Coast in Queensland and in northern New South Wales, we bring with us over two decades of industry experience and hundreds of successful projects. We take on subdivision jobs of all sizes and have successfully completed large-scale infrastructure works and several rail and bridge projects.

Our Subdivision Survey Services

At Kaymak Survey, we’re proud to deliver comprehensive subdivision services to civil and residential clients, working with them every step of the way to ensure a seamless project. Our services include:

Site Analysis & Feasibility Studies

Our subdivision surveyors conduct meticulous land evaluations and studies to ascertain your property’s subdivision potential, helping you make informed decisions for your project. These analyses include but are not limited to:

  • Topographical and contour mapping
  • Construction provisions and site layout
  • Environmental impacts
  • Geotechnical engineering and soil testing
  • Flood risk assessments and mitigation planning

Proposals & Applications

Our team can assist with the drafting and submission of all your development proposals and applications, submitting them to the relevant authorities on your behalf. These applications include:

 

  • Development Applications
  • Material Change of Use Forms
  • Title Registration
  • Survey Plans
  • Supporting Documentation

Land Subdivision Planning

Working with you and using the data from our site survey, we can produce comprehensive subdivision plans for your project. Plans include your project’s purpose, expected timeframes, resources and supporting documentation, graphics, and all other relevant information. Our team of civil engineers will also produce designs for roadwork, drainage, and sewage systems and plan for infrastructure and earthworks.

Master Planning

If you’re looking to develop or grow an urban area, we can assist with that, too. Our team will work with you to develop a master plan that outlines your project’s key elements and frameworks.

Identification and Site Surveys

With a dedicated team of experienced subdivision surveyors and civil engineers, we can conduct Identification Surveys that outline your property’s boundaries, opportunities, and limitations.

Project Management

From consultation to completion, we’re with you every step of the way, liaising with stakeholders and local authorities to streamline your project and ensure its compliance. Our team is well-versed in this process and has a deep understanding of local QLD and NSW laws and regulations to ensure you get the most out of your subdivision venture.

The Subdivision Process

Land subdivision takes time. From engaging surveyors, seeking approvals, and sourcing reputable contractors to perform the construction works, a lot goes into these types of projects. Here is what the process looks like:

Step 1: Investigate, Design, and Plan
Before commencing any work, there needs to be a thorough investigation to determine whether the property is practically and financially feasible for subdivision. The investigation considers factors such as zoning, infrastructure necessities, compliance with local regulations, and market demand.

Using this information, we’ll draft a plan detailing the subdivision’s purpose and how you intend to use the space. The plan includes input from subdivision professionals, including surveyors, civil engineers, town planners, and conveyancers.

Step 2: Project Application and Approval
Next, there is a Development Application submission to your local council, which we take care of for you. The application will include your subdivision plan, supporting documentation (such as an Identification Survey), and fees.

From here, the council will consider your application to ensure it is sound and compliant and will either approve it or reject it.

Step 3: Commence Works and Submit Plans
Upon council approval, you are free to commence construction and civil works. These works must comply with local regulations and the guidelines stipulated in your approval documents. Once construction is complete and the new boundaries outlined, a formal plan is submitted to the Department of Natural Resources, Mines & Energy (DNRME) for review and approval.

Step 4: Submit Plan Sealing Application
After receiving the green light from the DNRME, the plan, along with all the project details, Material Change of Use form, and related land subdivision documents, is submitted to the local council for approval.

Step 5: Register for New Titles
Once approved and signed, the subdivision plan and other supporting documents are lodged with the relevant Titles Office. There, they will confirm and register the new plans and issue new lot titles.

 

 



Frequently Asked Questions

FAQs

How long does subdivision usually take?

Subdividing land, whether big or small, is a lengthy process that can take anywhere from six to twelve months. Timeframes depend on things like applications, construction, and the scale of work. Engage with our team, and we’ll provide you with a more accurate estimate.

Is subdividing land in Queensland expensive?

The cost of subdividing land in QLD varies from project to project. Factors such as land size, demolition, project size, surveying, application fees, etc., all contribute to overall subdivision costs. However, on average, the cost varies between $65,000 and $90,000, project size and complexity depending.

What things do I need to consider when subdividing my land in QLD?

There are several considerations to think about when subdividing a Queensland lot. Here are the main ones:

  • Council policies. Every council has its own subdivision policies. Make sure your lot is eligible before commencing your project. A town planner can help you.
  • Property access. Your property needs to be accessible for future tenants and operators. Additionally, the land needs to have access to utilities, like water and electricity, so make sure the area is feasible for these services.
  • Land restraints and overlay. Is the property subject to flooding? Is the terrain viable for construction? Is there any protected vegetation? Are there other residents to worry about? Thinking about the restraints posed on your property will help you determine if subdivision is right for you.
  • Get an appraisal. This isn’t a requirement but something we highly recommend. A land appraisal will show you what you’re working with and offer detailed insight into the cost of the land and its value after project completion.
  • Enlist a surveyor. Surveyors like us will examine your property and use their findings to provide recommendations on how best to subdivide the land.

What do I do if my Development Application is rejected?

Depending on the reason for your rejection, you may choose to appeal the council’s decision. If seeking an appeal, you will need to lodge an application with the Development Tribunal. Our team can help you with this.

For all work big and small, get in touch today for a free quote.

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