Subdivision & Reconfiguration Services Across Queensland
Whether you’re a property developer planning a major estate or a landowner wanting to split off your backyard, subdividing land in Queensland is a complex legal process that goes far beyond simply drawing new boundary lines.
Subdivision, known under Queensland law as “Reconfiguring a Lot” (ROL), involves strict planning approvals, compliance with infrastructure requirements, and significant legal risks if things go wrong.
At Enterprise Legal, our team of qualified property and commercial lawyers (not just conveyancers) helps clients navigate every legal and commercial aspect of subdivisions and lot reconfigurations across Queensland. We ensure your project meets all legal requirements, stays commercially viable, and avoids costly mistakes. We also offer fixed or capped fees wherever possible, giving you clarity over costs.
What is Reconfiguring a Lot?
Under the Planning Act 2016 (Qld), “Reconfiguring a Lot” (ROL) includes:
- subdividing one lot into two or more lots
- amalgamating multiple lots into a single lot
- rearranging boundaries between lots (boundary realignments)
- creating or changing easements that affect lot layouts
ROL projects must comply with local planning schemes, zoning, and state regulatory requirements. Even a simple “battle-axe” split or rural subdivision can involve complex planning and legal hurdles.
Why People Subdivide Land
Clients pursue subdivisions and reconfigurations for a wide range of reasons:
- Property Development and Profit
Developers subdivide land into smaller lots for resale or development, maximising property value. - Family Estate Splits
Parents may split land between children as part of succession planning. - Selling Surplus Land
Landowners sell off unused portions of larger properties to free up capital. - Simplifying Property Titles
Boundary realignments help correct title issues or adjust land layouts for practical use.
While subdivisions can unlock significant value, they also involve strict legal obligations and financial risks.
Our Legal Services for Subdivisions and ROL
When you engage Enterprise Legal for a subdivision or reconfiguration project, we:
- Review your property’s planning constraints, including local zoning and planning scheme overlays (e.g. flood, bushfire, heritage).
- Advise on development application (DA) requirements and conditions imposed by councils.
- Collaborate closely with town planners, surveyors, and engineers to coordinate your project.
- Prepare and negotiate infrastructure agreements with councils for contributions toward services like water, sewerage, and roads.
- Draft and register easements, covenants, and restrictions required for new lots.
- Advise on GST and capital gains tax implications in collaboration with your accountant.
- Prepare Seller Disclosure Statements and any additional disclosure documents required under Queensland laws, including disclosure plans, CMS documents, and off-the-plan disclosures.
- Draft formal contracts for the sale of subdivided lots, including any conditions required by banks or financiers.
- Manage Titles Office lodgements and coordinate settlement processes.
- Work with your accountant or financial advisor to ensure your subdivision is tax-effective and commercially viable.
Subdividing land isn’t just a paperwork exercise. We help you protect your investment, comply with the law, and achieve your commercial goals.
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Why Choose Enterprise Legal for Subdivisions?
Seller Disclosure Statement: Don’t Risk Costly Mistakes
From 1 August 2025, sellers of newly created lots in Queensland must provide buyers with a legally compliant Seller Disclosure Statement before signing a contract under the Property Law Act 2023.
However, that’s not the only disclosure you may need. If you’re selling subdivided land, you may also be required to provide:
- Land Sales Act disclosures (now carried into the Property Law Act for many off-the-plan lots), including:
- a disclosure plan showing proposed lot dimensions and location
- warnings about possible delays in registration
- statements about sunset dates or timeframes for completion
- Body Corporate and Community Management (BCCM) Act disclosures, if the subdivision creates a community titles scheme, such as:
- proposed community management statement (CMS)
- draft by-laws
- estimated levies for body corporate contributions
Failing to comply with these multiple disclosure regimes could give buyers the right to terminate the contract or claim compensation, even after signing.
At Enterprise Legal, we:
- Identify all applicable disclosure requirements for your specific subdivision.
- Prepare or review:
- Seller Disclosure Statements under the Property Law Act
- disclosure plans and statements required for off-the-plan sales
- BCCM disclosure documents for community titles
- Ensure compliance with complex legislative frameworks.
- Help protect your sale from costly legal disputes.
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Subdivision / Reconfiguration FAQs
Considering a subdivision or reconfiguration? Book a consultation with our experienced lawyers today and protect your project from costly legal pitfalls.
What Approvals Do I Need to Subdivide My Land?
• a development application (DA) to council
• compliance with planning scheme requirements
• satisfaction of infrastructure conditions (like roads, sewer, water)
• Titles Office registration of the new lots
We’ll guide you through every step and liaise with your town planner and surveyor.
How Long Does a Subdivision Take in QLD?
• council processing times for the DA
• whether conditions like new infrastructure works are imposed
• Titles Office registration times
Simple subdivisions might take a few months, while larger developments can take much longer. We’ll help you estimate realistic timelines for your project.
What Costs Are Involved in a Subdivision?
• town planning and surveyor fees
• council development application fees
• infrastructure charges
• legal fees for documentation
• Titles Office fees
• GST or capital gains tax (in some cases)
We work with you and your accountant to budget accurately for your project.
Do I Pay GST on Subdivided Lots?
Do I Need a Lawyer for a Small Subdivision?
• checking planning scheme requirements
• preparing easements (like shared driveways)
• ensuring Titles Office documents are correct
• preparing proper contracts for future sales
We help protect your rights and avoid costly mistakes.
Are There Other Disclosure Requirements Besides the Seller Disclosure Statement?
• provide a disclosure plan showing proposed lot dimensions
• warn buyers about registration delays
• disclose community management statements for body corporate schemes
We’ll identify all your legal obligations and prepare the necessary documents to protect your sale.