Torrens versus strata subdivision: which plan are you discussing?

When a project team asks whether you are considering a Torrens or strata subdivision, start by asking what the proposal is meant to divide. Is it a division of land into separate parcels, or a scheme where individual lots sit alongside shared property? That distinction changes the plan your surveyor needs to discuss with you.

When the proposal is to divide the land

For a typical Torrens subdivision, the deposited plan defines the proposed land lots. Give the surveyor your current title and deposited plan references, any existing survey, and a sketch of the proposed division. Mark the access arrangements you are considering and point out any easements or restrictions you know about. Bring the documents themselves where possible so the team can check what they actually say.

When the proposal includes strata lots and shared property

A strata plan identifies the individual lots and the common property of the scheme. A private use area on an architectural sketch does not tell you how it will be shown in a registered plan. If you are discussing parking, access or outdoor areas, identify what you expect each owner to use and what you expect to be shared. Give the surveyor the latest drawings and tell them if there is already a strata plan for the property.

Three things to send before asking for a quote

1. The property address and title or plan references.
2. The latest dated sketch or drawings and a short description of what you want to divide or share.
3. Any written council, planner or certifier advice, plus the deadline and reason for the survey.

Ask the project team to confirm the applicable approval pathway for your property. A survey quote can help clarify what information and plan work are needed. For the broader sequence, read our NSW subdivision survey guide, or explore subdivision plans and strata plans.

For more information, see the State Library of NSW guide to property boundaries and deposited plans, the NSW Government strata search guide and the NSW Planning Portal overview of strata subdivision.