Subdivision

Unlocking the full potential of your land often starts with a single decision—subdivision. Whether you’re planning to build, sell, or future-proof your investment, subdividing creates new opportunities to realise value.

From maximising return on residential property, to enabling multi-lot developments or preparing land for generational change, subdivision puts you in control. But it’s not just about value—it’s about doing it right. With Eliot Sinclair, you’ll have a team that understands the local planning rules, engineering challenges, and cost considerations from day one.

1. Initial Consultation

We start by listening. Whether you’re exploring an idea or have a site in mind, we’ll help you understand what’s possible. You’ll get practical guidance tailored to your land, goals, and timeframe.

2. Feasibility & Site Assessment

Next, we assess your site for subdivision potential. That includes zoning rules, services availability, access, topography, and site constraints—so you’re making decisions with all the right information.

3. Scheme Plan & Concept Design

Our surveyors and planners prepare a concept layout and scheme plan, showing how the land could be divided. This helps you visualise the outcome, test viability, and plan ahead.

4. Resource Consent Application

Once you’re ready, we manage the resource consent process—preparing documentation, assessments, and plans for council approval. We liaise with planners, engineers, and other stakeholders to keep things moving.

5. Engineering Design & Civil Works

Our in-house engineers design the infrastructure needed for your subdivision, like driveways, stormwater systems, and utility connections. We strive to strike a balance between compliance, cost, and long-term durability.

6. Final Survey & Council Sign-Off

Once civil works are complete, we conduct final surveys and assist in securing council approvals and sign-offs. That includes compliance certificates and engineering inspections, if required.

7. Title Lodgement with LINZ

The last step: we prepare and lodge the required survey documentation with Land Information New Zealand (LINZ). Once approved, we provide the necessary survey and subdivision documentation to your lawyer. Your lawyer (or solicitor) will then attend to the legal conveyancing matters and request new Titles from LINZ, you’re now ready to sell, develop, or retain.

The cost to subdivide can vary depending on Council requirements, available or required infrastructure, environmental and engineering related assessments, site topography and its location in NZ.

As a general guide; the cost to subdivide in NZ on a per Lot basis is typically between $80,000 and $120,000 + GST.

To break this down further in general terms, costs are typically divided as follows:

• ¼ - Consultancy fees (Eliot Sinclair and others as necessary)
• ¼ - Council fees (Application and Development Contributions)
• ½ - Construction fees (Infrastructure and access/roading installation plus associated compliance)

Can I subdivide my property?

Subdivision feasibility depends on factors like zoning regulations, minimum lot sizes, existing structures, and available infrastructure. Our team can assess your property’s potential and guide you through the requirements specific to your local council.

What are the typical costs involved in subdivision?

Subdivision costs vary based on location, complexity, and specific project needs. Generally, expenses include council fees, surveying, planning, engineering, legal fees, and infrastructure development. For a detailed breakdown, refer to our comprehensive guide on subdivision costs above.

How long does the subdivision process take?

The duration can range from 6 to 12 months, depending on project complexity, council processing times, and construction requirements. Our team works diligently to streamline each phase, ensuring timely progress

Do I need resource consent for subdivision?

Yes, most subdivisions require resource consent from the local council. We handle the preparation and submission of all necessary documentation, liaising with council authorities to facilitate approvals.

What types of subdivisions are available?

Common subdivision types in New Zealand include:

• Fee Simple (Freehold): Each lot has its own title.
• Unit Title: Individual ownership of units with shared common areas.
• Cross Lease: Shared ownership of land with leases over individual units.

We can advise on the most suitable option for your project.

Will I need to upgrade existing services?

Potentially. Subdivisions often require ensuring adequate access to utilities like water, sewage, electricity, and telecommunications. Our engineers assess existing services and design necessary upgrades to meet council standards.

How do I get started with the subdivision process?

Begin by contacting our team for an initial consultation. We’ll discuss your goals, assess your property’s potential, and outline the steps involved in the subdivision process.