Strata Subdivision in Sydney: Legal & Surveying Requirements

Strata subdivision is a crucial step in delivering multi-unit, townhouse, and mixed-use developments across Sydney. Whether you’re preparing a dual-occupancy build, a boutique project, or a large residential complex, you must meet strict legal and surveying requirements before NSW Land Registry Services (NSW LRS) will register the new titles.

As Registered Surveyors working across Greater Sydney, we support developers, builders, and architects through the entire strata subdivision process — from boundary verification to final strata plan preparation and registration.

This guide covers exactly what you need to know to avoid delays, rework, and compliance issues.

What Is a Strata Subdivision?

A strata subdivision divides a building or development into:

• Individual lots — private spaces such as units, townhouses, or commercial suites
• Common property — areas shared by owners, such as driveways, stairs, structural components, roofs, services, and landscaped zones

Rather than dividing land horizontally like a typical land subdivision, strata subdivisions often divide a building vertically and must reflect the built form with precision.

When Do You Need a Strata Subdivision in Sydney?

A strata subdivision is required when:

• Creating multiple dwellings on a single lot
• Registering a completed building for settlement
• Formalising ownership for mixed-use developments
• Adjusting, adding, or removing lots within an existing strata scheme

Many developers also use strata registration to stagger settlements and improve cash flow during staged construction.

Legal Requirements for Strata Subdivision in NSW

Strata subdivision must comply with several core pieces of legislation and approval pathways, including:

✔ Strata Schemes Development Act 2015 & Regulation 2016

These outline how strata plans must be prepared, certified, and registered in NSW.

✔ Development Consent or Complying Development Certificate

Councils generally require:

• Approved DA (or CDC)
• Occupation Certificate
• Fire safety documentation
• Evidence of compliance with all conditions

✔ Lodgement Requirements with NSW Land Registry Services

Your Registered Surveyor must prepare and certify:

• Strata Plan Administration Sheet
• Location Plan
• Floor Plans (defining lot boundaries and common property)
• Schedule of Unit Entitlements
• Associated certificates

Authoritative external reference: NSW Government

Surveying Requirements for Strata Subdivision

Surveying plays a central role in ensuring your strata plan is accurate, compliant, and acceptable for registration. The following stages typically apply:

1. Boundary Survey & Title Verification

The parent parcel must be confirmed before any strata plan is prepared. This ensures no boundary encroachments or title inconsistencies exist.

2. Detail & Identification Survey (Design Stage)

Architects and designers often require a full site survey for:

• Building envelopes
• Levels and contours
• Existing services
• Site constraints

This supports council approvals and design accuracy.

3. Construction Setout Surveys

During construction, precise setout ensures the building conforms to plans — essential for preventing costly strata discrepancies later.

4. Preparation of the Strata Plan

Your Registered Surveyor produces:

• Lot boundary definition
• Common property delineation
• Unit entitlement calculations
• Draft and Final Strata plan drawings and certification

5. As-Built / Works-As-Executed Survey (If Required)

Certifiers and councils often require as-built surveys before issuing a Strata Certificate to confirm construction matches approved plans.

Common Strata Subdivision Challenges in Sydney

Developers frequently encounter issues such as:

1. Variations between approved plans and the constructed building

Even minor discrepancies can delay registration.

2. Missing compliance documentation

Fire safety and occupation certificates must align with the strata plan.

3. Boundary or title anomalies

Unresolved cadastral issues can halt the entire process.

4. Incorrect unit entitlements

Poor calculations can cause disputes between owners and lead to rejection at the NSW LRS.

A proactive surveying partner can identify and resolve these risks early — saving weeks (or months) in approval delays.

Strata Subdivision Process in Sydney (Step-By-Step)

1. DA/CDC Approval & Construction
2. Boundary survey and site confirmation
3. Surveyor prepares the strata plan
4. Certifier or council issues a Strata Certificate
5. Lodgement with NSW LRS
6. New strata titles are issued

Need Help Preparing a Strata Plan in Sydney?

Our Registered Surveyors can assist with everything from boundary surveys to full strata plan preparation and registration support.

Enquire now.

Who Typically Requires Strata Subdivision Services?

• Residential developers
• Townhouse & duplex builders
• Architects and design firms
• Mixed-use developers
• Property lawyers and conveyancers
• Existing strata schemes seeking amendments

FAQs — Strata Subdivision in Sydney

1. Do I need development approval before strata subdivision?

Yes — you typically need a DA or CDC and an Occupation Certificate before strata registration.

2. How long does the strata subdivision process take?

Once documents are ready, registration can take 2–6 weeks, depending on council and NSW LRS processing times.

3. Who issues the Strata Certificate?

Either your local council or a private certifier.

4. What documents does the surveyor prepare?

A Registered Surveyor prepares the strata plan, lot boundaries, unit entitlements, and required certification.

5. Can existing buildings be strata subdivided?

Yes — older buildings may require upgrades to meet fire safety and compliance standards.

6. Are unit entitlements mandatory?

Yes — they determine each owner’s share of levies, voting power, and valuation.

7. What happens if the building varies from approved plans?

Certifiers may reject the application, requiring amendments, re-surveying or re-certification.

8. Do I always need an as-built survey?

Often yes — especially where councils or certifiers require construction verification.

9. Can the strata plan be changed after registration?

Yes, but amendments require new surveys, certification, and often owner approval.

10. When should I engage a surveyor?

Ideally at the design stage to prevent downstream issues and avoid costly delays.

Ready to Register Your Sydney Strata Subdivision?

Astra Spatial specialises in strata surveying across Greater Sydney — from early design surveys through to registration with NSW LRS.

We help developers avoid setbacks, meet compliance requirements, and deliver projects with confidence.

Speak with a Registered Surveyor today.