What Is Land Subdivision in WA?
In Western Australia, land subdivision is governed by the Planning and Development Act 2005 and administered centrally by the Western Australian Planning Commission (WAPC). Unlike most eastern states where local councils assess subdivision applications, all residential subdivision applications in WA go directly to the WAPC — not the local council. The WAPC refers applications to local councils and service authorities for comment, but retains decision-making authority.
The fundamental planning tool determining subdivision potential in WA is the Residential Design Codes (R-Codes), a statewide set of density standards applied to every residential property in Western Australia.
Is My Property Eligible?
Understanding R-Codes
Every residential property in WA carries an R-Code (Residential Density Code) that determines the minimum lot size and how many dwellings can be built. The higher the R-Code number, the higher the density and the smaller the lots that are permitted.
| R-Code | Minimum Lot Size | Average Lot Size | Character |
|---|---|---|---|
| R20 | 350 m² | 450 m² | Typical outer suburban; need ~800 m²+ to subdivide |
| R25 | 300 m² | 350 m² | Middle suburban; need ~650 m²+ to subdivide |
| R30 | 260 m² | 300 m² | Inner suburban; smaller lots viable |
| R40 | 180 m² | 220 m² | Higher density; townhouse / grouped dwelling scale |
| R60 | 120 m² | 150 m² | Activity centres and transit corridors |
| R80+ | No minimum | N/A | Apartments; not typical for simple 2-lot subdivision |
To find your property's R-Code, use MyPerthMap or check with your local council. Note: the R-Codes Volume 1 was updated in April 2024, and local planning frameworks that haven't been updated to align with the new R-Codes will be overridden by the state codes from April 2026.
Other Eligibility Factors
- Street frontage: minimum 6 m per new lot (or via right of way); single-lot access from a rear battle-axe arrangement requires a driveway leg of at least 3 m width
- Bushfire Prone Areas: large parts of Perth's urban fringe require a Bushfire Attack Level (BAL) assessment
- Bush Forever sites: identified conservation areas may prevent or restrict subdivision
- Aboriginal heritage: some sites are subject to the Aboriginal Cultural Heritage Act 2021 requirements
- Services: connection to Water Corporation reticulated water and sewer is required for all new urban lots
The Approval Process Step by Step
Pre-Application Checks
Confirm your R-Code on MyPerthMap, check Bush Forever overlays, and review the local council's Local Planning Scheme. Consider a pre-application meeting with WAPC for complex proposals.
Engage a Licensed Surveyor
A licensed surveyor (registered under the Licensed Surveyors Act 1909) prepares the proposed plan of subdivision and lodges it with the WAPC.
Lodge Form 1A with WAPC
The subdivision application (Form 1A) is lodged directly with the Department of Planning, Lands and Heritage (DPLH) on behalf of the WAPC. Fees are paid at lodgement.
Referrals to Agencies and Local Council
WAPC refers the application to the local council, Water Corporation, Western Power, and other relevant agencies. Each agency has 42 days to respond. Local council comments are advisory — the WAPC is the decision-maker.
WAPC Decision
The WAPC typically issues a decision within 90 days. Approvals come with conditions — commonly requiring Water Corporation service connections, road construction, and lot amalgamation of battleaxe legs.
Satisfy Conditions
Conditions must be satisfied within the approval period (usually 3 years). This includes physical works (crossovers, sewer connections, power), certifications from utilities, and any required vegetation clearing approvals.
Survey Plan and Landgate Registration
Once all conditions are cleared, the surveyor prepares the deposited plan and lodges it at Landgate, which creates new Certificates of Title for each new lot.
Costs in 2026
Professional Fees
| Service | Typical Cost |
|---|---|
| Licensed surveyor (plan, lodgement, pegging) | $7,000 – $12,000 |
| Town planner / planning consultant (if needed) | $1,500 – $4,000 |
| Conveyancer / solicitor | $1,200 – $2,500 |
Government and Authority Fees
| Charge | 2025–26 Amount |
|---|---|
| WAPC subdivision application fee (2-lot) | $3,743 + $83 per lot |
| Water Corporation developer contribution | $4,000 – $8,000 (site-specific) |
| Western Power connection | $2,000 – $5,000 |
| Landgate title registration | $400 – $700 |
| Civil works (crossover, drainage, driveway) | $5,000 – $15,000 |
Total all-in cost for a standard two-lot subdivision in metropolitan Perth: $25,000 – $50,000. Perth is generally the most cost-effective major Australian capital for residential subdivision, with no equivalent of the eastern states' large infrastructure contribution levies. Complex sites requiring extensive civil works or bushfire assessments can push costs higher.
Recent Planning Reforms
R-Codes Volume 1 Update (April 2024)
The WA Planning Commission released an updated Residential Design Codes Volume 1 in April 2024, introducing plot ratio controls intended to make Perth more compact and densifying. Local planning frameworks that haven't been updated to align with the new R-Codes Volume 1 will be superseded by state provisions from 10 April 2026 — meaning some properties may gain additional subdivision potential where local councils have been slow to update their schemes.
Perth and Peel @3.5 Million Framework
The WA State Government's Perth and Peel @3.5 Million framework guides long-term growth, identifying corridors and activity centres for infill development. This has resulted in R-Code uplifts in many established Perth suburbs, increasing the number of eligible subdivision sites.
Five Per Cent Variation
The WAPC will consider applications to vary the minimum site area requirements by up to 5 per cent, which for R20-coded properties could add a second subdivision potential to some sites that would otherwise be marginally too small.
Hot Suburbs for Subdivision in 2026
Perth's southern corridor — Cannington, Thornlie, and Gosnells — offers affordable R25 and R30 coded land with strong subdivision potential and good access to the Armadale rail line. The northern suburbs of Balga, Girrawheen, and Nollamara have predominantly R20/R25 coding with large original blocks from the 1960s–1980s, many exceeding 700 m² and viable for rear-lot creation. Perth's ongoing population boom (driven by resources sector employment and interstate migration) is sustaining strong demand for both land and rental properties.
Common Pitfalls to Avoid
Two adjacent blocks can have different R-Codes — one subdivisible, one not. Always verify the R-Code on MyPerthMap before purchasing a potential subdivision site.
While fees are lower than eastern states, the WAPC referral process typically takes 90 days. Factor this into your development timeline, especially if you need construction finance.
Rear-lot (battleaxe) subdivisions require a driveway leg of at least 3 m width. This can reduce the net area of the rear lot and add civil construction costs for the driveway.
From 10 April 2026, the new R-Codes Volume 1 becomes the default for any council that hasn't updated its local planning scheme. This could either help or hinder your proposal depending on local controls — check with your surveyor before that date.
Working with Professionals
In WA, a licensed surveyor is the primary professional for subdivision — they lodge directly with WAPC and manage most of the process. A town planner adds value for proposals that may need a variation or that involve heritage or environmental overlays. A conveyancer handles new title creation at Landgate. Look for surveyors licensed under the Land Surveyors Licensing Board of WA.
Key Resources
| Resource | What It's For |
|---|---|
| MyPerthMap — R-Code Lookup | Check your property's R-Code and overlays |
| DPLH — WAPC Subdivision Applications | Lodge and track WAPC subdivision applications |
| Residential Design Codes Volume 1 (2024) | Current R-Codes standards |
| Water Corporation Developer Contributions | Service connection fees and contributions |
| Landgate | Title registration for new lots |
| Land Surveyors Licensing Board WA | Find a licensed surveyor |
Sources & References
Explore Other Cities
Planning to subdivide in another state? Read our complete guides for every Australian capital city:
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