Property Subdivision

Property Subdivision

Conveyancing

Top Property Subdivision Lawyers In Auckland

Expert property subdivision lawyers in Auckland. Surani Associates ensures smooth, stress-free property transactions. From buying to selling, we safeguard your interests. Contact us for a free consultation!

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  • "Surani Associates made refinancing our home a breeze. The process was quick, transparent, and stress-free. We highly recommend their services!"

  • "Working with Surani Associates was a pleasure. Their profound expertise and experience in property legal matters were evident throughout our interactions."

  • "Dealing with them was very easy for us while buying our first home. They even saved thousands of dollars on my property by getting me free from some LUCs pending on my property."

  • "We've had a great experience with Surani associates during a recent service with property in Auckland. All our tasks and procedures were dealt with smoothly."

  • "Surani Associates made refinancing our home a breeze. The process was quick, transparent, and stress-free. We highly recommend their services!"

  • "Working with Surani Associates was a pleasure. Their profound expertise and experience in property legal matters were evident throughout our interactions."

  • "Dealing with them was very easy for us while buying our first home. They even saved thousands of dollars on my property by getting me free from some LUCs pending on my property."

  • "We've had a great experience with Surani associates during a recent service with property in Auckland. All our tasks and procedures were dealt with smoothly."

  • "Surani Associates made refinancing our home a breeze. The process was quick, transparent, and stress-free."

  • "Their attention to detail and comprehensive understanding of the complexities in the field ensured a smooth and efficient process."

  • "Dealing with Surani Associates was very easy for us while buying our first home."

  • "We've had a great experience with Surani associates during a recent service with property in Auckland. Highly recommend them."

When subdivision of property is allowed?

Factors that may influence whether your subdivision would be allowed, include:

the size of your property

the zone your property is in (different zones have different minimum areas for new subdivided lots)
whether there are existing dwellings on the land or if there is an existing land use consent for more dwellings

whether the ground is stable or prone to hazards (e.g. flooding, erosion or contamination) if there are any restrictions on existing titles

whether new stormwater or wastewater drainage is necessary or if existing pipes may need to be upgraded

Recommendations on ownership structures

vehicle access, parking and manoeuvring.

"We have done the final inspection and everything is in order. The vendor agent is extremely happy with your work and likes to also thank you for your excellent services. We really appreciate the hard work behind this and also appreciate your tremendous support and services."

— Peral & Benjamin

Types of property subdivision

There are three common types of titles:

Fee simple – the most common form of subdivision. It divides an existing property into two or more sections

Unit title – this gives individual titles to housing units over an existing piece of land. The housing units have a body corporate and the units usually share in the common property such as driveways, gardens, etc.

Cross Lease – previously common, less desirable today. A lease is created over each unit, which is called a "flat". Each flat owner has shared ownership of the property.

"We've had a great experience from Surani associates during a recent service with property in Auckalnd. All our tasks and procedures were dealt with smoothly. I'd like to specifically thank you for your patience and professionalism through out. Highly recommend Surani associates."

— Sadaf Ansari
How you will use your subdivided property?

Before starting, you should consider whether you intend to:

  • subdivide the land (only) to sell

  • build a new house on the subdivided land to sell

  • build an additional house on the subdivided land for family use, or as an investment

  • subdivide a piece of land where houses already exist, or a land use consent has been granted enabling new houses to be built.

Depending on your intentions, in addition to a subdivision consent you may need additional land use resource consents and building consents before you can start your building work.



Accessways and services in your subdivided property

New sites created by subdivision will need to be serviced to make sure:

  • there is suitable   Vehicle access

  • wastewater and stormwater can be adequately managed

  • water, telecommunications and power connections can be created.

You should include the costs of installing this infrastructure into your calculations.

Before construction can begin, you may need to apply for engineering approvals.

Subdividing in a single house zone

The purpose of the single house zone is to maintain and enhance the amenity values of established residential neighbourhoods.(Amenity values are the qualities of an area that make people enjoy living there or visiting it.)

Amenity values might be created by things like historical character, special trees, coastal setting or "neighbourhood character".

Single house zone subdivision guidelines:

If you want to create a new lot, under the Auckland Unitary Plan, each site in this zone needs to be a minimum of 600 square metres.

Minor dwellings (which are secondary to a main dwelling on the site, such as a sleepout or cabin) are provided for. If you want to separate the minor dwelling from the main house so it sits on its own site, you will need to meet the required 600 square metres site area, for both the main dwelling and minor dwelling.

Only one house is anticipated on each site.

Check site-specific constraints related to zoning.

Check site-specific constraints (e.g. natural hazards).

Mixed housing urban zone subdivision

This zone has a higher intensity of building, and allows for houses of up to three stories.

If you want to create a new lot, under the Auckland Unitary Plan, each site in this zone needs to be a minimum of 300 square metres.

You should expect that a comprehensive land use consent would be required to determine the specific detail of any higher density development on the site before subdivision would be approved.

Mixed housing suburban zone

This is the most widespread residential zone, and covers many established suburbs and some greenfield areas.

Buildings in this zone are usually one or two storey, mainly stand-alone, and are set back from site boundaries with landscaped gardens.

Mixed housing suburban zone subdivision

If you want to create a new lot, under the Auckland Unitary Plan, each site in this zone needs to be a minimum of 400 square metres, although there are some specific exceptions.

You should expect that a comprehensive land use consent would be required to determine the specific detail of any higher density development on the site before subdivision would be approved. 

Subdividing in a terrace housing and apartment buildings zone

Terrace housing and apartment buildings zone

This is a high-intensity zone enabling a greater intensity of development. This zone provides for urban residential living in the form of terrace housing and apartments of between five to seven storeys.

The zone is predominantly located around metropolitan, town and local centres and the public transport network to support the highest levels of intensification.

Terrace housing and apartment buildings zone subdivision

If you want to create a new lot, under the Auckland Unitary Plan, each site in this zone needs to be a minimum of 1200 square metres. You should expect that a comprehensive land use consent would be required to determine the specific detail of any development on the site before any reduced area subdivision could be approved.

Personalised Consultation

Personalised Consultation

Personalised Consultation

Personalised Consultation

It’s always beneficial to have a detailed discussion to fully understand your specific situation. Let’s catch up to explore more about how we can assist you best.

It’s always beneficial to have a detailed discussion to fully understand your specific situation. Let’s catch up to explore more about how we can assist you best.

It’s always beneficial to have a detailed discussion to fully understand your specific situation. Let’s catch up to explore more about how we can assist you best.

It’s always beneficial to have a detailed discussion to fully understand your specific situation. Let’s catch up to explore more about how we can assist you best.

We've Simplified The Legal Process

01

Initial Consultation

Schedule a consultation with our experienced team to discuss your needs and understand your situation.

02

Document Preparation

We help you gather and prepare all necessary documents, ensuring everything is in order for your application.

03

Application Submission

Our team submits your application on your behalf, handling all the details to ensure accuracy and completeness.

04

Follow-Up and Support

We provide ongoing support and follow-up, keeping you informed throughout the process until your application is approved.

We've Simplified The Legal Process

01

Initial Consultation

Schedule a consultation with our experienced team to discuss your needs and understand your situation.

02

Document Preparation

We help you gather and prepare all necessary documents, ensuring everything is in order for your application.

03

Application Submission

Our team submits your application on your behalf, handling all the details to ensure accuracy and completeness.

04

Follow-Up and Support

We provide ongoing support and follow-up, keeping you informed throughout the process until your application is approved.

We've Simplified The Legal Process

01

Initial Consultation

Schedule a consultation with our experienced team to discuss your needs and understand your situation.

02

Document Preparation

We help you gather and prepare all necessary documents, ensuring everything is in order for your application.

03

Application Submission

Our team submits your application on your behalf, handling all the details to ensure accuracy and completeness.

04

Follow-Up and Support

We provide ongoing support and follow-up, keeping you informed throughout the process until your application is approved.