How to subdivide land in Western Australia

Can I subdivide my block in Western Australia? Often yes, but it depends on three things: the density code (R-Code) the local planning scheme gives your land, the size and shape of the lot, and whether anything on or under it, such as heritage, bushfire, sewer or a title restriction, gets in the way. If you want to subdivide land in WA, those are the first questions to answer.

In WA the official word is simply "subdivision", and it is decided by the Western Australian Planning Commission, not your council. This guide covers who approves it, the lot size rules, the steps to new titles, timeframes, official fees current at October 2026, and the issues that most often stop or slow a subdivision.

Who approves a subdivision in Western Australia

The decision-maker is the Western Australian Planning Commission (WAPC). Under section 135 of the Planning and Development Act 2005, land cannot be subdivided without approval, and the WAPC is the body that grants it. That applies to freehold (green title) lots, survey-strata lots, leasehold survey-strata lots and community titles (land) schemes.

Your local council is a referral body. The WAPC refers the application to the council, to affected authorities and utilities such as Water Corporation, and to other public bodies where relevant. They have 42 days to respond with objections or recommended conditions. The council later confirms its conditions are met, but the approval is the WAPC's.

The key rule books are the council's local planning scheme (zone and R-Code), the Residential Design Codes (State Planning Policy 7.3) and the WAPC's Operational Policy 2.2 Residential Subdivision.

The rules that decide whether your block can be split

Your R-Code and the minimum lot size in WA

Residential land in a WA local planning scheme carries a density code, such as R20 or R30. Table D of the Residential Design Codes Volume 1 (10 April 2026) sets two tests for each code:

a minimum site area per dwelling (the smallest any one lot can be), and
an average site area per dwelling (the whole site divided by the number of lots).

Both tests apply, so a block can pass the minimum and still fail the average. Common codes from Table D (check the current table for your code):

R-Code	Minimum site area (m²)	Average site area (m²)	Rear battle-axe lot area (m²)*	Minimum frontage (m)*
R10	875	1,000	925	20
R12.5	700	800	762.5	17
R15	580	666	655	12
R17.5	500	571	587.5	12
R20	350	450	450	10
R25	300	350	425	8
R30	260	300	410	–
R35	220	260	395	–
R40	180	220	380	–

*Table D says these two columns apply to single houses only.

Worked example: at R20 the average is 450 m², so two lots generally need at least 900 m² of site area, even though the minimum is 350 m².

The WAPC can approve a lot up to five per cent below Table D where the relevant R-Codes design principles are met. Operational Policy 2.2 limits that variation to one lot in the subdivision.

Battle-axe lots and access

A battle-axe (rear) lot reaches the street through an access leg. Operational Policy 2.2 says the battle-axe configuration is not favoured, prefers direct street frontage, and says the WAPC will not reduce minimum or average lot sizes for battle-axe lots. The leg should be at least 4 metres wide at R2 to R40, or 3.6 metres at R50 and above. Councils can also restrict battle-axe subdivision in character or heritage areas.

The R-Codes have their own rules on how the access leg is counted in a rear battle-axe site's area, so check them for your code.

Corner lots and the existing house

On a corner lot, the R-Codes allow some adjustment to site area. If you keep the existing house, the new boundaries, access and parking have to work around it; Operational Policy 2.2 requires adequate parking and room to manoeuvre where a retained house uses a shared or battle-axe access.

Green title, survey-strata and built strata

Green title (freehold) lots and survey-strata lots both need WAPC approval through the same application, Form 1A. Green title lots end up on a deposited plan; survey-strata lots on a survey-strata plan. Splitting a site where buildings already stand into built strata lots uses a separate WAPC form (Form 15A).

Step by step: the subdivision process in Western Australia

Check the basics for your lot. Find your zone and R-Code in the council's local planning scheme. Order a copy of the certificate of title from Landgate ($33.90 per title at 1 July 2026) to check the lot area, easements, covenants and notifications.
Get a licensed surveyor (and a town planner if needed). The surveyor prepares a feature survey and a proposed plan of subdivision. The WAPC requires an accurate, current feature survey with most applications.
Lodge Form 1A with the WAPC (Application for Approval of Freehold, Survey-Strata, Leasehold (Survey-Strata) or Community Titles (Land) Scheme Subdivision) through the Planning Online portal, with the fee. Supporting information can include servicing, drainage, heritage, contaminated sites, an acid sulfate soils self-assessment and, in a bushfire prone area, bushfire documentation.
Referral. The WAPC refers the application to the council, Water Corporation and other relevant bodies, which have 42 days to respond. If you need to change the plan during assessment, use Form 2A.
Decision. The WAPC approves, approves with conditions, or refuses. If you disagree, you can ask the WAPC to reconsider on Form 3A within 28 days of the decision (sections 144 and 151 of the Act), or apply to the State Administrative Tribunal for review within 28 days (section 251).
Meet the conditions. The WAPC's Model Subdivision Conditions Schedule (December 2025) covers matters such as water and sewer connections, electricity, drainage and site works, demolition of buildings, access, public open space, bushfire and heritage. The agency responsible for each condition confirms it has been met; your council's clearance fee is listed below.
Endorsement of the plan. Your surveyor prepares the deposited plan (green title) or survey-strata plan, which is lodged with Landgate. Once the conditions are cleared, you apply to the WAPC on Form 1C for endorsement. This must happen while the approval is still valid.
New titles. Applications for the new certificates of title must be made at Landgate within two years of the WAPC endorsement date.

How long it takes

The statutory clocks only cover the approval stage:

Referral: local government, public authorities and utilities have 42 days to respond to the WAPC.
Decision: the WAPC is to decide within 90 days, unless you and the WAPC agree in writing to a longer period. After 90 days you can give written notice of default and the application is deemed refused, which opens the path to review.
Reconsideration and review: 28 days each, as in step 5.
Validity: an approval lasts three years where five or fewer lots are created and four years where more than five are created. Under section 145A of the Act, the WAPC can grant one extension of two years, applied for on Form 4A.
Titles: within two years of endorsement.

There is no statutory clock on meeting the conditions. Servicing works, demolition and clearances usually take longer than the approval itself, and depend heavily on the site.

What it costs

Subdivision cost in WA mixes fixed government fees with site-specific work. These official figures are current at October 2026 and change annually, most on 1 July.

WAPC fees (Planning and Development (Fees) Notice 2021 as amended by the Fees Amendment Notice 2026, in force 1 July 2026):

Subdivision application (Form 1A), up to 100 lots: $3,837 plus $85 per lot. For a two-lot subdivision that is $4,007.
Endorsement of the plan (Form 1C), up to 100 lots: $719 plus $8 per lot. For two lots, $735.
Amended plan (Form 2A): $1,398 plus $28 per lot. Reconsideration (Form 3A): $1,579 plus $34 per lot.

Council clearance fee: the Planning and Development Regulations 2009 (Schedule 2) set a maximum of $73 per lot for subdivision clearance where no more than five lots are created. The same $73 maximum applies to written planning advice and a zoning certificate.

Water Corporation infrastructure contributions (1 July 2026 to 30 June 2027, no GST): $2,756 for water and $5,121 for wastewater per lot, plus $41 for drainage in urban declared drainage areas of metropolitan Perth. Some areas also carry special contributions.

Landgate fees (from 1 July 2026, no GST): title search $33.90; deposited plan or strata/survey-strata plan lodgement $364 plus $97 per lot; application for new titles on a deposited plan $225.10 plus $8.20 per lot.

Other costs, priced per job:

licensed surveyor (feature survey, plan, pegging) and, if used, a town planner
water, sewer, power and telecommunications connections, and any main extension
public open space: WAPC policy seeks 10 per cent of the gross subdivisible area, which can be taken as cash in lieu where land is impractical
demolition, retaining, crossovers and drainage
specialist reports (bushfire, heritage, environment, contamination) where your site needs them

Totals vary widely by site, so treat the fees above as only part of the picture.

Things that can stop or complicate a subdivision

State and local heritage. The State Register of Heritage Places is kept under the Heritage Act 2018. Councils keep a statutory Local Heritage List under their local planning scheme; a Local Heritage Survey is a separate inventory. Search listings on inHerit.

Aboriginal cultural heritage. The Aboriginal Heritage Act 1972 is the current law; it was restored on 15 November 2023. An Aboriginal site is any place to which section 5 of the Act applies. If impact on a site is unavoidable, the Minister's consent can be sought under section 18. The Aboriginal Cultural Heritage Inquiry System (ACHIS) shows known Aboriginal heritage.

Bushfire. The Fire and Emergency Services Commissioner designates bush fire prone areas on the Map of Bush Fire Prone Areas. In a designated area, a subdivision can trigger State Planning Policy 3.7 Bushfire, which requires bushfire risk to be addressed.

Flood. DWER's floodplain mapping shows floodway, where new buildings are not permitted, and flood fringe, where development may be allowed with conditions. It covers major river flooding only, so a lot outside the mapping is not necessarily flood-free.

Vegetation and environment. Clearing native vegetation generally needs a permit from DWER under the Environmental Protection Act 1986 unless an exemption applies. On the Swan Coastal Plain, also check DBCA's geomorphic wetlands mapping.

Contamination. DWER's online Contaminated Sites Database lists only sites classified as contaminated or as remediated for restricted use. A Basic Summary of Records (Form 2, $44) also covers reported sites that are not listed online.

Sewer and water. State Planning Policy 2.9 Water (operational 18 December 2025) now includes the former Government Sewerage Policy. In sensitive water resource areas, subdivision below one hectare should only occur with reticulated sewerage. A sewer main crossing the lot, or the need for a main extension, can add cost.

Title restrictions and existing buildings. Easements, covenants and notifications are recorded on the title. An existing strata scheme, or a house where a new boundary or leg needs to go, can limit the layout.

A quick checklist for your block

What zone and R-Code does the local planning scheme give your lot? Is it a single code or a split code such as R20/40?
Does your lot area meet both the Table D minimum and the average for the number of lots you want?
If you keep the existing house, is there room beside it for an access leg at least 4 m wide (R2 to R40), plus parking?
What does the certificate of title show: easements, covenants or notifications?
Is the lot on a heritage list, in a heritage area, or near known Aboriginal heritage?
Is the lot in a designated bush fire prone area or on mapped floodplain?
Is reticulated sewer available, and does a main cross the lot?
Is there native vegetation or a significant tree that would need to be removed?

Where a Subdivision Checker report fits

A Subdivision Checker report brings together the planning rules, mapping and records for one address in Western Australia in one professional report: planning and zoning, including the minimum lot size rules that apply, heritage, environment, bushfire, flood, servicing, contamination and title, plus indicative costs. It is a starting point that helps you understand your block and know what to ask a licensed surveyor or town planner. It is not a substitute for their advice. Order a report for your address.

Guides for other states and territories are in our guides section.

Frequently asked questions

Who approves a subdivision in Western Australia?

The Western Australian Planning Commission (WAPC) decides subdivision applications in WA. Your local council is a referral body: the WAPC sends it the application, along with authorities such as Water Corporation, and they have 42 days to comment or recommend conditions. The council later checks that its conditions have been met, but the approval itself comes from the WAPC.

What is the minimum lot size to subdivide in WA?

It depends on the density code (R-Code) given to your land in the local planning scheme. Table D of the Residential Design Codes Volume 1 sets a minimum and an average site area for each code. At R20, for example, the minimum is 350 m² and the average is 450 m², so splitting a lot into two generally needs at least 900 m² of site area.

How long does subdivision approval take in WA?

The WAPC process allows referral agencies 42 days to respond, and the WAPC is to decide within 90 days unless you agree in writing to a longer period. If it does not, you can give written notice of default and the application is deemed refused. Meeting the conditions of approval has no set timeframe and is usually the longest part.

How much does it cost to apply to subdivide in WA?

From 1 July 2026 the WAPC application fee for a subdivision of up to 100 lots is $3,837 plus $85 per lot, and endorsement of the final plan is $719 plus $8 per lot. Other costs include surveying, Water Corporation infrastructure contributions, service connections, council clearance fees and Landgate title fees. Totals vary widely from site to site.

How long is a WA subdivision approval valid?

A WAPC subdivision approval is valid for three years where five or fewer lots are created and four years where more than five are created. Within that time the conditions must be met and the plan submitted for endorsement. One extension of two years can be sought on Form 4A, and new titles must be applied for within two years of endorsement.

Sources

This guide is general information only, current at October 2026. Rules, fees and maps change, and every block is different. Speak to a licensed surveyor or town planner about your property.