(Sub)divide and conquer.
Subdivision is a process that divides the land area of your property into a number of smaller sections that can then be sold or developed individually, and it’s a great way to better your financial position and achieve your goals.
When you put your trust in KWC to help you meet your goals, you can be confident you will get the best results possible as we have expert knowledge of the subdivision process, a proven track record of completed subdivisions and many satisfied clients.
Why you'll be better off with KWC
KWC is your “one stop shop” for subdivisions. We take care of the end-to-end subdivision process from concept to completion, keeping you fully informed every step of the way so you can be spending time with your family and doing the things you enjoy. Our streamlined approach to subdivision saves you time and money as we have engineering design and land surveying all under the same roof. Our team of in-house planners, engineers and surveyors will even complete the resource consents for you.
We want subdivision to be available to all Kiwi families, so we tailor our services and approach for every client. We also have a network of architects and financial specialists helping to complement our in-house services and further enhance our streamlined approach to successful project execution. The technical and administrative steps involved in the subdivision process may seem intimidating, but with KWC’s expert guidance and experience, we make it easy to unlock the potential value of your land.
We break the subdivision process down into 5 easy to follow steps:
Feasibility
Resource Consent
Engineering approval and building consents
Construction
Completion
- Step 1.
- Feasibility
We will complete an initial investigation into how we will service the new site, if any specialists will be required, and if there are any risks associated with the development. We want the subdivision to be successful, achieving your goals. We will go through the findings with you, make sure you understand any risks associated, provide a cost analysis if required, and give you the option to proceed or not.
- Step 2.
- Resource Consent
Our planners will use the information gathered at the subdivision feasibility stage to complete the resource consent for subdivision and land use consent (if required) and our engineers will complete an engineering and infrastructure report and concept drawings for the servicing of the site.
In the case of higher density developments, architectural design is required to support the consent. We will work closely with your architects to assess these designs against the unitary plan, and help them to achieve the best outcomes for you and your site.
The resource consent is then lodged with the council and we will work through any of the finer details on your behalf until resource consent is granted.
- Step 3.
- Engineering approval and building consents
Our engineers will complete the detailed engineering design for the site which includes Stormwater, Wastewater, water supply, retraining and any other connections that may be required. The building consent will also be completed.
Once engineering approval (EPA) and building consent has been achieved, the physical works can begin.
- Step 4.
- Construction
At this stage, physical works will be completed to satisfy the consent conditions. These physical works will include servicing and access to the new land sections (lots), and may include building works and retaining.
Our engineers will oversee the construction of the lot servicing to ensure it meets council specifications and then we will provide the certification for this.
Our surveyors will complete the land transfer survey which is the legal pegging of the new boundaries as well as any asbuilts required.
- Step 5.
- Completion
KWC will compile all the required documentation to achieve the 224 certificate from council. This is the final stage in the subdivision process before the lawyers take over. Once the 224 certificate is achieved, this means that all the conditions of the original resource consent have been satisfied and the new titles can be created.
Be confident with KWC
Our goal is to have your resource consent lodged within 3 weeks of engagement. With the entire subdivision process handled in-house, we have more control over the time frames than some businesses who only manage the subdivision process, subcontracting works out where required.
Still have more questions?
You can find some of the most frequently asked questions below, and we have also prepared an easy to read guide for you to download with more commonly asked questions around subdivisions and the process of achieving new titles.
Nothing! Fee simple and freehold are one and the same. Fee simple titles were previously called freehold titles, so it is simply a phrase that some people still use today.
A fee simple title is the most common form of land ownership in New Zealand. It gives you exclusive ownership and use of the land held in your name.
Your fee simple title describes the land, who the title is registered to, and any interest in that land. Interests in the land can include mortgages, easements, covenants and restrictions under the Resource Management Act 1991.
The time it takes to complete the subdivision process can vary depending on the complexity of your development. In our experience, the varying time frames associated with the development process are created in the council processes for issuing resource consents, engineering approvals, and getting 224c forms signed off.
A simple cross lease conversion can take six months from start to finish, while a 2-lot subdivision can take up to 14 months, depending on the construction required.
Our experience and relationships within the council mean we can proactively create efficiencies in this process, thereby reducing the time and costs of development wherever possible.
Our team will provide free development proposals and estimate the costs associated with developing your site.
Every subdivision is different, and the price will vary depending on the complexities of your development. Developing a site into two properties can cost between $50,000 and $150,000. We always advise our clients to crunch the numbers before starting the process and secure the necessary funds to ensure they can complete the work required.
Unit title developments give developers greater flexibility and security in creating fee simple titles for multi-level properties. The flexibility of unit plans and the establishment of a body corporate benefits leaseholders by managing the ongoing maintenance of the property and common areas for years to come.
Furthermore, under the Unit Titles Act 2010, you have certain rights as a unit owner. You can attend body corporate meetings, have rights to have your disputes resolved, along with the right to quiet enjoyment of your unit. On the other hand, you will also have certain responsibilities and obligations, such as alerting the body corporate if you plan on making alterations or additions to your property, and a responsibility to repair and maintain your own unit.
When KWC is engaged to successfully complete your subdivision, we have the following goals:
- Transparency
We will keep you in the loop throughout the whole process and endeavor to keep you updated with any changes to deadlines and timeframes. If other specialists are required, the costs of these will be passed on directly to you without margin applied.
- Practical solutions
We aim to design with the best results possible, taking into account time and cost. Where required, we will look for alternative solutions to achieve the best results possible for you and your site.
- Execution
We take pride in what we do and how we conduct ourselves. We gain satisfaction from helping everyday Kiwi families and developers to leverage the subdivision process to better their quality of lives. We want you to have a great subdivision experience, enjoy the process, and be successful – KWC will be successful through helping you to be successful.