Do I have to subdivide to build?

[BlueSky]

yes build first and sudivide later, keeps the costs down initially when doing the build. Cross check everything with expert

land surveyor etc.

But ask your self this, whats my long term plan, if you want to build and sell, do you know the complexities of new build, escalating costs, delays etc?

If not, sometimes you can let the buyer do the sub division for you.

[motivated]

Some councils will require each house to have a separate title in some or all zones--so you need to find out if the local district plan will allow you to build before subdividing

[Wayne]

Some councils will require each house to have a separate title in some or all zones--so you need to find out if the local district plan will allow you to build before subdividing

"Auckland Mixed Urban zone"

[MarkD]

Hi Wayne. In Auckland Mixed urban Zone, you allow to build total three dwellings in your section. If you are building more than 3 buildings, than you need a Resource Consent for that. And if you are building less than 3 houses, if your section is located in the Stormwater Management area (SMAF), Overland Flow path, Flood hazard or Contaminated land, you need a Resource Consent.

Check with Council Planner first what requirement (free 15 minutes advise ), they let you know what requirements.

Otherwise, feel free to PM me the details to see I can help.
Mark
Civil Engineer specialized in Land Development/Subdivision

[CraigD]

Firstly if you wanted to subdivide land only and sell for profit you would it would need to be 400m2 minimum which may not be possible due to the positioning of the original house / driveways etc. Yes, you need to provide all services / contribution / legal title etc and the cost to do this is anywhere from $100-$175K. Unless this is your own home and you've owned for >10yrs that would be subject to taxation.

If you can't get 400m2 cleanly and you are not in a "single house" unitary plan zone you need to supply a build design to council to show that a dwelling could work on a smaller area (this is to stop people selling undevelopable plots). You would need building consent to build and resource consent to subdivide it. It would have it's own title along with the old property and could be sold (taxed) or retained (no CGT <5yrs at the moment)

Secondly if you just want to build a "minor" dwelling, no you don't need to do any of the subdivision legal / contribution stuff. You do need a building consent for anything >10m2 and with kitchen facilities. You need resource consent if it breaks any rules e.g. height to boundary, too close to boundaries etc. You could rent this out, but you can't sell it separately.

Really depends on what you want out of any development. e.g. pay off debt