What Is Strata Subdivision?
Strata subdivision is a form of subdivision where individual lots share common property. Each lot owner has exclusive use of their lot (their dwelling and private yard) and shared ownership of common areas (driveways, gardens, pathways, shared walls).
Strata subdivision is used for:
- Townhouses and villas — where dwellings share walls or driveways
- Units and apartments — where dwellings are stacked vertically
- Dual occupancy — where two dwellings share a site but don't meet Torrens title requirements
Torrens Title vs Strata Title: Key Differences
| Feature | Torrens Title | Strata Title | |---------|--------------|--------------| | Land ownership | Each lot owns its own land | Lots share common property | | Owners Corporation | Not required | Required (2+ lots) | | Ongoing fees | None | Strata levies (ongoing) | | Flexibility | Higher | Lower (body corporate rules) | | Market appeal | Generally higher | Slightly lower (due to levies) | | When used | Separate lots with clear boundaries | Shared walls, driveways, or land |
Key insight: Torrens title is generally preferred by buyers because there are no ongoing strata levies and no body corporate rules. Where possible, developers aim for Torrens title subdivision.
When Is Strata Title Necessary?
Strata title is typically required when:
- Dwellings share walls (semi-detached or terrace-style)
- Both lots use the same driveway access
- Insufficient frontage for Torrens title
- Vertical stacking (apartments and units)
- Minimum lot size not met for Torrens in the zone
Strata Costs vs Torrens Costs
| Cost Item | Torrens Subdivision | Strata Subdivision | |-----------|--------------------|--------------------| | Survey/plan | $8,000–$15,000 | $12,000–$25,000 | | Legal (OC establishment) | Minimal | $3,000–$8,000 | | Construction required? | No | Yes | | Ongoing levies | None | $500–$3,000/lot/year |
Which Title Type Is Right for Your Project?
| Scenario | Recommended Title Type | |----------|----------------------| | Two separate lots, independent access | Torrens | | Two dwellings sharing a driveway | Strata or Community | | Townhouses with shared walls | Strata | | Units/apartments | Strata | | Large estate with shared amenities | Community | | Rural subdivision | Torrens |
Get a Feasibility Assessment for Your Strata Project
STN Civil Solutions provides subdivision feasibility assessments for both Torrens and strata projects across Australia. Our assessments identify the most appropriate title structure for your site.