Land Divisions for Adelaide and Across SA


One of our land divisions in SA
Our qualified team of licensed property and land surveyors are experienced in all facets of property surveying. Whether it be a boundary identification, survey for fencing purposes, land divisions, or a complex community strata scheme over a multi-storey development, John Bested Surveyors has the resources and specialist knowledge to assist your project.

Land Division - Torrens Title

The Torrens title system of land ownership is a method of registering titles to land parcels, where a register of holdings maintained by the Lands Title Office guarantees an indefeasible title to those registered parcels.

In simple terms Torrens title land division involves either the subdividing of a parcel of land into two or more allotments or the alteration of boundaries between adjoining allotments.

Land division can be a costly and lengthy process requiring the approval of many statutory and local government authorities.

At John Bested Surveyors we offer a full range of services to assist our clients who may be contemplating subdividing property.

John Bested Surveyors will prepare and lodge the initial land division application and liaise with the various statutory and local government authorities in order to obtain all necessary approvals for the land division. We undertake all necessary survey work, procedural applications and prepare final plans of division for lodgement at the Lands Title Office.

With our knowledge and expertise we will guide you through the entire land division process.

Urban Land Division

Rural Land Division

Land Division - Community Title

Community titles can be likened to 'strata titles' without some of the burdensome responsibilities and limitations imposed by the older style 'strata title' development. Community division is the division of land into at least two lots, common property and the creation of a management corporation referred to as the 'Community Corporation" where each lot can be dealt with under the Real Property Act. It is the role of the Community Corporation to administer, manage and maintain the common property as well as to enforce the by-laws and any other roles assigned to it by the Community Titles Act. At John Bested Surveyors we have a wealth of experience with Community Scheme developments and will guide you through the entire Community division process.

Boundary Identification Survey

If you are re-fencing, building a new house or building an extension on or near the property boundary, a boundary identification survey will provide you with piece of mind and ensure structures are built either on or within your allotment boundary.

A Boundary Identification Survey involves the remarking of your existing title boundaries and subsequent plan preparation showing survey marks placed as well as identifying any easements, structures on or near the boundary or boundary encroachments.


Each subdivision project is unique, whether you are developing an industrial park or multistage residential estate John Bested Surveys has the experience and resources to assist you with your development.

  • Design layout for small, medium and large subdivision developments
  • Preparation of draft subdivision plans and lodgement with the Development Assessment Commission
  • Manage the subdivision process through to the issuing of titles for the new allotments

Lease Plans

If you are a developer, property manager, land lord or service provider involved with property leasing then John Bested Surveyors can assist you with the prepartation of plans for lease over retail, commercial, industrial or residential property.

  • Offices
  • Shopping Centres
  • Retail Stores
  • Warehouses
  • Telecommunication Towers

Easement Plans

An  easement  is a non-possessory right to use and/or enter onto the real property of another without possessing it.

Common easements include: 

  • Party Walls
  • Water supply
  • Electricity Supply
  • Gas pipelines
  • Access roads
  • Walkways

John Bested Surveyors can take care of all your Easement Plan requirements.

PCA Area Surveys

Lettable Area Surveys are carried out in order to calculate the area of floor space as part of lease negotiations or due diligence prior to commercial property transactions.

Lettable area surveys are carried out using the methods of measurements as set out in the Property Council of Australia Guidelines and include

  • Net Lettable Area (NLA)
  • Gross Lettable Area – Retail (GLAR)
  • Gross Lettable Area (GLA)

Boundary Overlay for Infrastructure Projects

The creation of accurate cadastral boundary overlays has been a requirement for many large infrastructure projects. They facilitate the need to develop the infrastructure improvements within the desired cadastral corridor and highlight areas for potential land acquisitions.

John Bested Surveyors have been involved with the calculation of boundary overlays for the URBAN Superway project as well as the Adelaide to Noarlunga rail corridor.

Road Opening & Closing Surveys

We prepare Roads opening and closing plans pursuant to the Roads (Opening and Closing) Act 1991

A due diligence survey will provide any prospective buyer with information on a property before they purchase it and are most likely to be carried out as part of large commercial property transactions.

They survey will identify:

  • The location of any buildings
  • The position and type of fencing
  • Identify any easements over the land
  • Identify any encroachments
  • Highlight any potential discrepancies with the Certificate of Title dimensions

Pharmacy Measurements

If you are establishing a new pharmacy or relocating an existing pharmacy John Bested Surveyors can prepare the necessary distance measurement plan to include with you application in accordance with the pharmacy location rules as laid out by the Australia Community Pharmacy Authority.
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