Create separate titles for units, townhouses, duplexes, and commercial spaces in Gold Coast. Our registered surveyors prepare building format plans that meet all Queensland requirements for strata title registration.
Get a Free QuoteStrata subdivision (also called building format subdivision or unit titling) divides a building into separately-owned lots with shared common property. Unlike Torrens title subdivision which divides land, strata subdivision divides buildings - creating individual titles for each unit, townhouse, or commercial space within a structure.
Each owner receives a separate title for their lot (the unit itself) plus a share of the common property (driveways, gardens, shared walls, roofs, etc.). A body corporate is established to manage the common property and enforce by-laws.
In Queensland, strata subdivision requires a registered surveyor to prepare a building format plan. This plan defines the boundaries of each lot (usually the internal faces of walls) and identifies common property areas. Once registered with Titles Queensland, each lot receives its own certificate of title that can be sold, mortgaged, or transferred independently.
Strata subdivision suits various Gold Coast development types.
Unit blocks, apartments, and multi-storey residential buildings. Strata subdivision creates individual titles for each unit, allowing separate ownership and sale. Common property typically includes foyers, stairwells, lifts, pools, and external areas. Each unit owner pays body corporate levies for common property maintenance.
Side-by-side or attached townhouse developments. Strata is often preferred over Torrens title for townhouses because it allows shared driveways, visitor parking, and common gardens to remain under body corporate management. Each townhouse becomes a separate lot with its own title.
Office buildings, retail complexes, and industrial units. Commercial strata allows individual ownership of office suites, shop units, or factory spaces while sharing common areas like foyers, car parks, and amenities. Popular on the Gold Coast for mixed-use developments and commercial precincts.
The strata subdivision process in Gold Coast involves several coordinated steps:
We review your development approval and building plans to understand the proposed lot structure. For new buildings, strata planning should occur during design - it's much harder to retrofit strata boundaries onto a completed building that wasn't designed for it.
Once construction reaches practical completion, our surveyors measure the building to prepare the building format plan. We capture all lot boundaries (typically centre of walls, floor to ceiling), common property areas, and accessory lots like car spaces and storage cages.
We prepare the building format plan showing each lot, common property, and any exclusive use areas. This includes floor plans for each level, schedule of lot entitlements, and supporting documentation required by Queensland legislation.
Gold Coast City Council endorses the plan to confirm the development complies with the original approval. This step ensures the as-built development matches what was approved.
The plan is lodged with Titles Queensland along with community management statement (by-laws), insurance details, and other required documents. Once registered, separate titles are created for each lot and the body corporate is established.
Strata subdivision survey costs vary significantly based on development size and complexity:
$4,000 - $6,000
Simple two-lot strata subdivision of a duplex or dual occupancy.
$6,000 - $12,000+
3-10 lot townhouse or unit development.
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Multi-storey buildings, 10+ lots, or complex commercial strata.
These are survey fees only. Total costs also include council endorsement fees, Titles Queensland registration fees, and preparation of the community management statement (typically by a solicitor). We'll provide a complete cost breakdown in your quote.
Get a quote for your Gold Coast strata subdivision
Request QuoteTorrens title divides land into separate lots - each with exclusive ownership of the land beneath. Strata subdivision divides buildings - each lot owns the space within walls, but the building structure and land are common property. Torrens suits detached houses; strata suits attached dwellings, units, and commercial spaces.
Strata subdivision can only be registered once the building reaches practical completion. The survey must measure the as-built structure, so changes after survey require amendments. For new builds, plan your strata structure early but don't complete the survey until construction is finished.
Yes, if the building was approved for multiple dwellings or commercial units. You'll need to confirm the original development approval permits the proposed number of lots. Converting a single house to strata (e.g., creating separate titles for a granny flat) usually requires council approval first.
From building completion to registered titles typically takes 6-12 weeks. This includes survey (1-2 weeks), plan preparation (2-3 weeks), council endorsement (2-4 weeks), and Titles Queensland registration (2-4 weeks). Complex developments may take longer.
Yes. All strata subdivisions in Queensland create a body corporate (owners corporation) to manage common property. Even a simple duplex with two lots will have a body corporate. This is established automatically when the strata plan is registered.