Subdividing property in New Zealand is one of the most effective ways to unlock land value — but it's also one of the most complex. This guide walks you through every stage of the subdivision process, from initial feasibility to receiving your new titles.
What Is Subdivision?
In New Zealand, subdivision is the legal process of dividing one parcel of land into two or more separate titles. Each new title (called a Record of Title) is registered with the official land registry, creating independent parcels that can be separately owned, sold, or developed.
Subdivision is governed by the Resource Management Act 1991 (RMA) and requires resource consent from your local council. The process also involves survey work, engineering, legal documentation, and registration with the official land registry.
Step 1: Feasibility and Title Check
Before committing to a subdivision, you need to understand what's legally possible on your land. Start by:
💡 Start with the title:
Many subdivision projects hit roadblocks because of restrictions already on the title. Order a Record of Title ($42.90) and survey plan ($49.90) before spending money on consultants.
Step 2: Resource Consent
Most subdivisions require resource consent from your local council. The type of consent depends on your district plan rules:
Your consent application will typically include site plans, engineering drawings, geotechnical reports, stormwater assessments, and sometimes traffic impact assessments. Council fees range from $2,000 to $20,000+ depending on complexity.
Step 3: Engineering and Infrastructure
Once resource consent is granted (usually with conditions), you'll need to design and construct the required infrastructure:
🚰 Three Waters
Water supply, wastewater, and stormwater systems for each new lot. May include new connections, pipe extensions, or on-site systems for rural areas.
🛣️ Access and Roading
Vehicle crossings, shared driveways, right of way construction, footpaths, and street lighting where required by consent conditions.
⚡ Utilities
Power, telecommunications, and gas connections. Network providers will require applications and may have lead times of several months.
Step 4: Survey and s223 Certification
Your licensed cadastral surveyor will survey the new boundaries and prepare a survey plan (Deposited Plan or DP). Once complete, you apply to council for a section 223 certificate under the RMA, which confirms the survey plan is consistent with the approved resource consent.
The s223 certificate must be issued within 3 years of the resource consent being granted (or the consent lapses).
Step 5: s224(c) Completion Certificate
After all consent conditions are satisfied — infrastructure built, inspections passed, bonds lodged, easements prepared — you apply for a section 224(c) certificate. This is council's sign-off that all conditions have been met and the subdivision can proceed to title creation.
- 🚩Common delay: Utility providers (power, telecom) can take months to complete connections. Start applications early to avoid holding up the s224(c).
- 🚩Bond option: If minor works remain incomplete, council may accept a bond (financial guarantee) in lieu of completion, allowing you to get the s224(c) earlier.
Step 6: Title Creation
With both the s223 and s224(c) certificates in hand, your solicitor can apply to the official land registry to:
Once the new titles are issued, each lot exists as a separate legal entity that can be sold, mortgaged, or developed independently.
How Long Does Subdivision Take?
Frequently Asked Questions
🔍 Start Your Subdivision Research
Order your Record of Title and survey plan to check feasibility before spending on consultants
Order Your Search →Certificate of Title NZ is an independent service providing property title searches from New Zealand's official land registry.