Can I just put up a fence and split my property title? Through the grape-vine, we hear that a 1 into 2 subdivision usually costs around $60-70k in total but in reality, in Queensland, you're more looking at somewhere between $100-150k depending on various factors. But where is all that money spent?

Using a '1 into 2' subdivision as an example, we have listed some indicative costs associated with a taking the project from concept through to titling below. I will note that the below approximate costs do not include the cost of acquiring the property, mortgage/interest, holding costs, real estate fees…etc.

Stage #1: Town Planning Approval

PropertEASE report $20

Town planning Professional fee $3850

Town planning Council fee $3300

Subdivision proposal plan $1650

Concept infrastructure/services plan $1650

TOTAL: $10,470 (incl. GST)

Stage #2: Construction & Design

Project management $4000-8000

Site Establishment $1000-2000

Tree clearing $2000-10000

Earthworks $35/cubic metre

Stormwater (varies with complexity) $3000-10,000

Sewer (varies with complexity) $4000-15,000

Water (more expensive dependent upon the location of services) $3,000-10,000

Sediment and Erosion Control $500-2000

Driveways/Crossovers (if required) $5000-8000

Electrical/Telecommunications (varies dependant upon service required) $1000-15,000

Civil engineering design $5000-10,000

QUU fees (Water and sewer) $2400

BCC Operational works fees $1600

Energex / Audit fees $2500

Live Line Fee (Provisional Energex Fee) $2000

TOTAL $37,000-96,700 (incl. GST)

Stage #3: Plan Sealing

Infrastructure charges $28,500 per lot

Standard format plan $4000

Council fees $1700

BCC sealing fees $1600

BCC Legal fees $500

Solicitor fees (for easements…etc.) $1500

DNRM fees $600

TOTAL $38,400 (incl. GST)

TOTAL COSTS:

Stage #1: Town planning approval $10,470

Stage #2: Design and Construction $37,000-96,700

Stage #3: Plan Sealing $38,400

TOTAL: $85,870-145,570 (incl. GST)*

The success of a development can really be determined by the project team that you establish from the start. So who are the key people that need to be involved from the beginning? The key members of the team should follow:

• Private consultant town planner

With the above combination, you should be looked after with most aspects of the development but some additional professionals may be required dependant upon the specific circumstances of your lot. For example, an ecologist, traffic engineer, arborist, noise consultant…etc. Nevertheless, once you're ready to progress with a development, the first point of call should be a local town planner who should have some reliable contacts for you.

*cost is an estimate only and could very significantly and change over time.