Can I Subdivide My Property in Auckland?

Thinking about subdividing your section in Auckland? You’re not alone. With housing demand increasing and land values rising, more homeowners and investors are exploring subdivision as a smart way to unlock hidden value in their property. But just because you can subdivide doesn’t always mean you should — and getting it wrong can be expensive.

So, can you subdivide your property in Auckland? The short answer is: maybe. The long answer depends on your site’s zoning, size, access, existing services, and your development goals. In this guide, we’ll unpack the essentials to help you make an informed decision before you spend time or money heading in the wrong direction.

Start With Zoning: What Does the Auckland Unitary Plan Allow?

The Auckland Unitary Plan (AUP) is the rulebook that guides land use, including subdivision. Most residential properties fall under one of a few key residential zones, such as:

• Single House Zone – Typically allows one house per site, with limited subdivision potential unless the site is very large.

• Mixed Housing Suburban – One of the most common zones, and more subdivision-friendly. Allows multiple dwellings on a site, subject to standards.

• Mixed Housing Urban – Allows for higher density than suburban, often enabling three or more dwellings and easier subdivision.

• Terrace Housing and Apartment Buildings (THAB) – High-density zones, usually in central or transit-oriented areas. These offer the most flexibility in terms of unit numbers, but can be more difficult to use for low-level intensification.

You can check your property’s zoning by using the Auckland Council Geomaps tool, which will give you zoning, overlays, and infrastructure maps.

Zoning gives you a framework, but it’s not the full picture. A Mixed Housing Suburban site may be subdividable in theory—but if it’s on a steep slope, lacks access, or has services constraints, your project could still be a non-starter.

Minimum Site Sizes and Density Standards

One of the biggest misconceptions about subdivision in Auckland is that your site has to meet a strict minimum lot size. While that’s partially true, it’s not the full picture, and understanding the difference between the two types of subdivision consents can reveal opportunities many people miss.

Two Types of Subdivision, Two Very Different Rules

There are two main ways to apply for subdivision under the Auckland Unitary Plan: A ‘subdivision-only’ resource consent, or a joint ‘land-use and subdivision’ resource consent combined.

1. Subdivision-Only Resource Consent (Empty Lot Subdivision)

This type of consent is for creating vacant lots without showing any buildings. It’s the more conservative route, and because there’s minimal information about proposed dwellings, Council requires each lot to meet the minimum net site area standard for its zone.

These are the minimum lot sizes you must stick to:

• Single House Zone (SHZ): 600m²

• Mixed Housing Suburban (MHS): 400m²

• Mixed Housing Urban (MHU): 300m²

• Terraced Housing and Apartment Building (THAB): 1200m²

If your site doesn’t allow for these minimums, Council will not approve a subdivision-only consent. This is why many owners assume their site isn’t subdividable, however, they might just be looking at the wrong pathway.

2. Joint Land-Use and Subdivision Consent (With Building Design)

Here’s the game-changer: if you submit a joint application that shows exactly where the proposed buildings will go, complete with architectural plans (site and floor plans, coverage calcs, elevations, etc.) then those minimum lot sizes no longer apply.

Instead, Council assesses the proposal under performance standards, which focus on:

• Overall site layout and amenity

• Outdoor living space and privacy

• Daylight access and visual dominance

• Building design and compliance with height/yards

• Parking, access, and infrastructure servicing

This means you can create smaller lots than the minimums listed above, so long as the buildings shown on those lots comply with the planning rules or are supported by good urban design.

Why This Matters

This subtle difference can dramatically alter what’s possible on your site.

Let’s say you have a 700m² site in the Mixed Housing Suburban zone. You want to create two new titles. Under a subdivision-only consent, you’d need two lots of 400m², so your site would be too small.

But if you propose a joint subdivision and land-use consent with two new dwellings designed to meet performance standards, you might successfully subdivide into two lots of 350m², or even less, depending on the layout. That’s because the Council is assessing the outcome - the quality of what you’re building, not just the raw lot size.

This opens up development potential on thousands of sites across Auckland that appear “non-subdividable” on paper.

So Which Consent Path Is Right?

If you’re selling bare land or splitting off a spare section with no intent to build, the subdivision-only path is simpler, but more limiting.

If you’re developing the site yourself, or want to maximise yield and flexibility, a joint land-use and subdivision consent is usually the smarter move. It requires more upfront design work but gives you far more freedom.

Infrastructure and Services: Can the Site Support It?

Subdivision isn’t just about the land, it’s also about what’s under it. For your new lots to be approved, each must be properly serviced with:

• Wastewater and stormwater connections

• Water, power, and data supply

• Vehicle access and pedestrian access

If your site doesn’t already have services running to the back section, or if it’s on combined infrastructure, you may need to upgrade connections, create new manholes, or install on-site stormwater solutions. These costs can quickly add up.

You can get an initial sense of servicing by requesting a Property File or Infrastructure Report from Auckland Council. But in many cases, a civil engineer or surveyor will need to provide a servicing assessment before you apply for subdivision consent.

Legal Access and Driveways

Legal access is one of the most overlooked barriers to subdivision. If your site is down a right-of-way, or you plan to create a rear lot, you’ll need to ensure:

• There’s legal title access for any new lot (via easement or directly on a road)

• There’s physical access that meets the Council gradient and width rules

• You can meet the required turning circles for cars and rubbish trucks (for larger projects)

Driveway construction can be surprisingly expensive, especially on sloping sites or where you need to cross kerbs or upgrade footpaths.

In many cases, you’ll also need a Vehicle Crossing Permit from Auckland Transport to connect your new driveway to the street.

Feasibility: Is Subdivision Worth It?

Just because you can subdivide doesn’t mean you should. A development feasibility report will give you clarity on:

• How many dwellings are realistically possible

• What subdivision layout will work best

• The likely construction and infrastructure costs

• The projected resale values and return on investment

This step is especially important if you’re a first-time developer. It’s easy to underestimate the true costs of subdivision, especially when infrastructure upgrades or holding costs come into play. Our Development Feasibility Reports break down everything into simple terms, so you can make a confident decision before committing time or money.

What Does It Cost to Subdivide in Auckland?

One of the most common (and most important) questions people have is: How much does it actually cost to subdivide a property in Auckland?

The answer is: it depends on a few key factors, like the zone, the size of the site, how complex the site is, how many new lots you want to create, and whether you’re just doing an empty lot subdivision or developing buildings at the same time.

That said, here’s a ballpark overview to help set expectations:

1. Professional Fees

You’ll need a team of consultants to prepare, design, and submit your subdivision application. The exact mix depends on your site and how complex the project is. Here are the typical players and cost ranges:

• Surveyor – $10,000–$25,000+
For topographical surveys, scheme plans, and the final land transfer plans (LT plans).

• Planner – $5,000–$15,000
To prepare and submit your Resource Consent application and coordinate with Council.

• Civil Engineer – $8,000–$20,000
To design the stormwater, wastewater, and access infrastructure for the subdivision.

• Architect or designer – $5,000–$25,000+
Required if you’re doing a joint land-use and subdivision consent. You’ll need to show proposed building designs to prove compliance with zoning standards.

• Geotechnical Engineer – $2,500–$5,000
Most subdivisions require a geotechnical report to confirm soil stability and foundation conditions.

• Other specialists (if needed) – Varies
Depending on your site, Council may require input from other experts like a traffic engineer, ecologist, or arborist etc.

2. Council & Government Fees

Auckland Council and LINZ charge a number of fees as part of the subdivision process:

• Resource Consent application fee – around $5,000–$12,000 (plus extra for processing)
(Depending on whether it’s subdivision-only or joint land use + subdivision.)

• Engineering Plan Approval (EPA) fee – around $4,000–$6,000 (plus extra for processing)
For processing the EPA application.

• Development Contributions – typically $20,000–$30,000 per additional lot
This is the big one. It’s a fee to help pay for infrastructure upgrades - roads, parks, water etc. To make this worse, the Council have recently approved their new contributions policy, and a lot of suburbs have been hit with large increases to their contributions.
You can read more on that here.

• 223 and 224c Fees – $500–$2,000
For processing 223 and 224 applications.

• LINZ and Title Issuance Fees – $500–$2,000
For registering the new titles after subdivision is complete.

3. Construction + Site Works

This includes installing new services, building driveways, or upgrading infrastructure.

• Service connections (water, stormwater, wastewater, power) – $10,000–$30,000+ per lot

• Earthworks, retaining, or accessway upgrades (driveways, vehicle crossings etc.) – variable, but often $20,000–$100,000+
Sites that are sloping or have tight access can increase these costs quickly.

4. Project Management + Contingency

If you’re hiring someone to oversee the process, you’ll want to factor in project management fees. Often this can cost you $20,000-$30,000.

And finally, always include a contingency buffer (typically 10–15%) for unexpected costs, say $15,000-$25,000.

Consents and Certificates You’ll Need

If subdivision is on the table, you’ll generally need:

1. Resource Consent – For the subdivision itself (and often for the dwellings too)

2. Engineering Plan Approval (EPA) – For the infrastructure and civil works

3. 223 Certificate - Confirmation of Land Transfer (LT) plans by a licensed cadastral surveyor

4. 224(c) Completion Certificate – Confirmation that the on-site works and all conditions of consent have been completed

3. Building Consent – For any new buildings or retaining walls

The timeline can range from 6 to 18 months, depending on how complex the project is and how efficiently it’s managed.

Securing Finance for Subdivision

Financing a subdivision isn’t as straightforward as a standard mortgage. Many banks won’t lend against future value until the new titles are issued, which means you may need:

• A development loan or property-backed loan

• Higher deposit requirements or additional equity

• A clear feasibility study to show a break down of estimated costs and future profitability

Some lenders, like Squirrel, offer development finance for smaller projects, including duplexes and townhouses, but the key is having your numbers in order. We recommend speaking to a mortgage broker who specialises in development finance early in the process.

So, Can You Subdivide?

To sum it up: yes, subdivision is possible on many Auckland sites, but the devil is in the details. Zoning, infrastructure, access, site shape, and council rules all need to align before you can turn one lot into two (or more).

The best first step? Get a Development Feasibility Report tailored to your site. It’ll show you what’s allowed, what’s possible, and what it’s likely to cost, saving you months of guesswork and thousands in avoidable costs.

Want to Subdivide? Start With Clarity

If you’re considering subdividing your Auckland property, let’s talk. Our Development Feasibility Reports are designed for first-time developers and experienced investors alike. We’ll walk you through zoning, layouts, cost estimates, and the development pathway, from where you are now to issuing new titles.