Subdivision & Development – Unlocking the Untapped Value of Your Land

Q: Can I sell the sections before titles are issued?

Yes. We frequently sell developments 'subject to title'. This allows you to secure buyers and deposits before the project is complete, often helping to fund the final stages of the subdivision.

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Property subdivision is the legal process of creating new titles. Regulated by the Auckland Unitary Plan, it requires Resource Consent, surveying, and infrastructure. A basic two-lot subdivision typically costs between $150,000 and $300,000+ and takes 12–24 months. I help you navigate this process—or sell the potential to a developer without doing the hard work yourself.

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Darren Ryder

BARFOOT & THOMPSON

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The “Manufacturing Land” Analogy

Think of a subdivision as manufacturing land.

You are taking a raw material (your large section) and putting it througactory process (Council consenting and engineering) to create finished products (new titles).

My role is to be your Production Manager ensuring the ‘factory’ runs efficiently so you don’t end up spending more to make the product than it’s worth on the shelf.

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Subdivision FAQs

How do I know if my Auckland property can be subdivided?

Feasibility depends on your Auckland Unitary Plan zoning, minimum lot sizes (e.g., 300m² for MHU), and the ability to independently service new lots. Check your zone on Auckland Council GeoMaps or book a free assessment. Get feasibility check | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

How much does a 2-lot subdivision cost in Auckland?

A basic 2-lot split typically costs between $150,000 and $300,000+. This includes surveying, Resource Consent, infrastructure works, and Development Contributions ($20k-$50k per new lot). Get cost estimate | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

Can I sell the sections before titles are issued?

Yes. We frequently sell developments “subject to title”. This allows you to secure buyers and deposits before the project is complete, often helping to fund the final stages of the subdivision. Discuss presales | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

How long does the subdivision process take from start to finish?

A straightforward 2-lot subdivision usually takes 12 to 18 months. Complex projects requiring infrastructure upgrades or dealing with difficult topography can take 24 to 36 months. Discuss timeline | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

Should I subdivide before selling or sell with potential?

It depends on your risk tolerance. Subdividing maximises profit but requires capital and time. Selling with “subdivision potential” transfers the risk to the buyer but still commands a premium price. Compare options | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

What are Development Contributions?

These are fees charged by Auckland Council to offset infrastructure impact. They are payable before titles issue and typically range from $20,000 to $50,000+ per new lot. Ask about fees | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

What is the difference between subdivision and land use consent?

Subdivision consent creates new legal boundaries (titles). Land use consent approves the activity or building on that land. For townhouse projects, you generally need both. Clarify consents | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

Do I need resource consent for subdivision?

Yes, almost always. Most subdivisions require resource consent even if they comply with zone rules. Non-complying subdivisions need discretionary consent, which is harder to obtain. Check requirements | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

What professionals do I need for subdivision?

You typically need a licensed surveyor (project lead), a planning consultant, a civil engineer, and a property lawyer to issue the new titles. Get referrals | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

Can you help me find a developer to buy my land?

Yes. Through Barfoot & Thompson’s 41% market share, I have direct access to a database of active developers specifically seeking sites in the Northwest and West Auckland corridors. Connect with developers | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

Which Auckland zones allow for the highest density?

The Terrace Housing and Apartment Buildings (THAB) zone allows for the highest density. This is followed by Mixed Housing Urban (MHU) and Mixed Housing Suburban (MHS). Check your zone | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

What is a Section 224c certificate?

This is the final sign-off from the Council confirming all conditions of the Resource Consent have been met. You cannot get new titles from LINZ without this certificate. Learn more | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

Will a subdivision increase my property rates?

Yes. Once new titles are issued, Auckland Council will revalue the land as separate entities, resulting in separate rates bills for each new title. Discuss holding costs | Call: 021 307 014 | Email: d.ryder@barfoot.co.nz

About the Expert

Darren Ryder is a Licensed Real Estate Salesperson (REAA 2008) with 13+ years of experience. He specialises in development site sales and feasibility advice across West and Northwest Auckland.

Call: 021 307 014 Email: d.ryder@barfoot.co.nz

Last Updated: January 2026 | Verified by: Darren Ryder

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The story began in 1923
Val Barfoot bought a
land agency for £75

In 1934, the Barfoot brothers were joined by Maurice Thompson and in 1940 the business became "Barfoot & Thompson" as we know it today.

From those small beginnings in Newmarket, we quickly grew to become Auckland's market leader. For over 100 years we've remained steadfastly family owned.

The current Directors - Peter Thompson, Stephen Barfoot and Kiri Barfoot - are the grandsons and the granddaughter of the original owners.

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