Subdivisions Auckland

Are you looking to subdivide your land into separate titles to establish new lots? Or are you aiming to invest in a property with a bit of land attached that requires subdivisions Auckland? The process isn't straightforward. There are many factors involved in subdivisions including local council zoning, NZTA regulations, and considerations involving local Iwi.

At our firm, we handle both major subdivisions (creating multiple lots) and minor subdivisions (dividing existing lots) in accordance with local council guidelines. As Licensed Cadastral Surveyors, we possess a comprehensive grasp of land title regulations and laws. We can help you with the subdivision process so you can easily develop on your land without any legal issues.

Different Types Of Property Subdivisions

Subdividing a property to create individual titles offers financial flexibility, opportunity to capitalise on your land, and maximise the value of your development. There are several types of subdivision, each serving different purposes and complying with specific local regulations.

  • Minor Subdivision - This type involves dividing an existing lot into two or more smaller lots. It's typically less complex and may not require extensive infrastructure changes. Local regulations often determine the maximum number of lots allowed in a minor subdivision.
  • Major Subdivision - Major subdivisions involve creating numerous new lots from a larger piece of land. This can include developments such as housing estates, commercial centres, or mixed-use developments. Major subdivisions usually require more planning, infrastructure development, and compliance with zoning regulations.
  • Boundary Adjustment - In a boundary adjustment, the property's boundaries are adjusted to redistribute land between neighbouring properties. This might be done to address issues like encroachments or to create more balanced lot sizes.
  • Cross Lease Freehold Conversion - This involves converting cross lease properties into individual freehold titles. It separates shared ownership into distinct ownership of individual units or lots.
  • Unit Title - In unit title subdivision, individual units within a multi-unit complex are given separate titles. Common areas such as driveways, gardens, etc are owned collectively by a body corporate.
  • Rural Subdivision - This involves subdividing larger rural properties into smaller lots, often for lifestyle blocks or rural-residential development.
  • Greenfield Subdivision - This type involves subdividing undeveloped land, often in suburban or rural areas, into new lots for residential, commercial, or industrial use.

If you want any of the above types of subdivisions, you can consult with our team as we are familiar with local zoning and regulations required for a successful subdivision process.

Auckland Council Cross Lease To Freehold

If you have a cross lease property and you want to convert it to freehold, subdivision is a key step. The use of subdivision in cross lease to freehold conversion involves creating separate titles for each unit or dwelling on the property. This process ensures that each owner gains full ownership of their individual unit and the associated land, eliminating the shared ownership arrangement inherent in a cross lease.

By subdividing and obtaining freehold titles from Auckland council, you will gain complete control over your property, enhance your property value, and simplify the legal structure of ownership.

Schedule an initial meeting with us so we can talk about the potential of cross lease to freehold subdivision and the expenses involved.

Unit Title Subdivision

Unit title subdivision involves dividing a multi-unit property or building into separate individual units, each with its own distinct title. This type of subdivision is commonly used for apartments, townhouses, and other multi-unit complexes. As per cross lease legislation, each unit owner holds ownership rights to their individual unit, along with a share in the ownership of common areas and facilities.

Unit title subdivision provides a balance between individual ownership and shared resources, allowing residents to enjoy both the privacy of their own unit and the benefits of communal amenities.

For unit title subdivisions in Auckland, you have to create a comprehensive plan that illustrates the arrangement of units in both plan and elevation views. Additionally, it outlines the placement of shared spaces like walkways, staircases, and accessible areas such as parking zones or waste disposal spots.

Given the intricacies of unit title subdivisions, it's important that you should consult with us. We are qualified cadastral surveyors who can create that detailed plan and submit it to the Council along with an Assessment of Environmental Effects (AEE).

Our Process For Subdivision

The process for subdivision involves a few key steps that can only be done by a team of professional cadastral surveyors, town planners, engineers and lawyers. For a successful subdivision process, we follow the following key steps:

Site Feasibility Assessment

Commence with a site feasibility assessment, where a thorough site survey is conducted to comprehend the existing land layout and pinpoint any potential planning or engineering challenges that might emerge.

Preparation For Auckland Council Application

In preparation for your council application, we gather all essential reports and design plans. This includes topographical, drainage, and geotechnical assessments, as well as site-specific reports like structural, flood, and arborist evaluations. Compiling these reports and plans is crucial to ensure the acceptance of your subdivision application for cross lease title conversion.

Site Works

Upon gaining approval we focus on site works. We develop a comprehensive list of necessary on-site tasks and connect with relevant service providers. This includes coordinating drainage initiatives like stormwater and wastewater management, setting up essential services like water, power, and gas to property boundaries, and ensuring site access is facilitated.

Obtaining the Title

The final stages encompass obtaining the new titles for the subdivided properties. At this step, we perform a land transfer survey and submit it to Land Information New Zealand (LINZ), apply for the s223 and s224c certificates, and manage the applications for the newly created titles.

Subdivide Your Land with Civix

Subdivision includes more challenges than you could expect. However, we have a team of professionals in the Auckland subdivision who know exactly how to manage the entire process smoothly.

The team at Civix has successfully delivered a wide range of Auckland subdivision projects. Our experts can assist with everything from unit title subdivisions, cross lease conversions, and two-lot subdivisions to subdivisions creating hundreds of lots across several hectares, and from creating easements to uplifting limitations from titles.

So, if you are subdividing your land for any reasons, we can help you in your journey. Working with us gives you freedom, you are free to take things on yourself after any stage of the project lifecycle.

FAQs

What are the costs associated with subdivision?

The costs of subdividing a property in Auckland is not fixed. It depends on many factors including availability of drainage on the site, tax implications of developing the land, resource consent application fee, installation of services and driveways, survey fees, and council development contributions. Our specialists for Auckland subdivisions can further guide you with the exact cost you would expect throughout the entire land subdivision process.

Why would I consider subdividing my property?

Subdividing can offer financial gains, increase property value, and provide opportunities for development or investment.

How long does the subdivision process take in Auckland?

Subdivision timelines vary according to the complexity and size of the subdivision. Minor subdivisions can take 5-6 months, while major subdivisions may take over a year due to planning and regulatory processes.

Can you subdivide a cross lease property?

Yes, absolutely. Subdivision is the most important step in converting a cross lease property to freehold. We subdivide properties and create new boundaries for each lot after conducting a thorough survey.

Do I need a neighbour's consent to subdivide my property?

If you are doing everything in compliance with the planning requirements, you don’t need approval from your neighbours. However, for adjustments to the boundary between cross lease neighbours for title conversion, you must acquire permission from your neighbour first.

We are Proven and Trusted

"We have worked with Civix for a number of years over a number of projects and always found them to be professional and committed."

Peter R

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"I used Civix for our subdivision in Browns Bay. They provided highly professional and timely services right from the get go, which made our consenting process a breeze. Thank you Duncan and your team."

Geoffrey A.

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"My working relationship with Civix spans almost 3 years as co-consultant. I have always found Duncan and the rest of the team great to work with — professional, communicative, environmentally conscious, and solutions-focused to delivering excellent project outcomes."

Kathryn L.

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"I have worked with Duncan and his team on a couple of projects and always found the team to professional and timely in their responses to us and even when things don't go our way, we have always maintained a good working relationship and I would trust them to do a fair job. Jacquie Lindsay"

Jacquie L.

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