Yes, you can subdivide your property and keep the existing house, provided the property is suitable for subdivision and the house can be accommodated on one of the proposed new lots.
In fact, retaining the existing dwelling can be one of the better strategies for subdividing residential property in Brisbane.
Many property owners assume that subdividing means demolishing the existing house, creating two vacant lots and selling them separately. While this is certainly one option, it isn't always the most financially attractive.
Depending on the location and condition of the existing dwelling, retaining the house and creating an additional vacant lot can produce a better overall result.
We've worked on subdivisions where retaining or repositioning the existing dwelling has been an important part of the development strategy. It's an option we particularly enjoy exploring because it can unlock development potential without unnecessarily demolishing a perfectly good house.
However, not every property or existing dwelling will be suitable. The key is understanding the planning requirements, the position and construction of the existing house, and whether the numbers make sense.
Why Keep the Existing House When Subdividing?
The main reason is simple. A lot containing an established house will generally sell for more than a comparable vacant lot.
Consider a typical one-into-two-lot subdivision.
One option is to demolish the existing dwelling, subdivide the property and sell two vacant lots.
The alternative is to retain the existing house on one of the new lots and sell the other lot as vacant land.
Under the second option, you have retained the value of an existing dwelling rather than paying to demolish it.
You may also avoid demolition costs, reduce construction waste and potentially retain an existing rental income stream while the subdivision progresses.
Of course, there are additional costs associated with retaining a house, particularly if modifications, relocation or renovations are required.
The important consideration is the overall financial outcome. The combined value of the completed lots, less the costs involved in achieving the subdivision, will determine which approach is more attractive.
In many circumstances, retaining the existing dwelling is well worth investigating before making the decision to demolish.
Does the Position of the Existing House Matter?
Absolutely. In many cases, the position of the existing dwelling is one of the most important factors in determining whether it can be retained.
Ideally, the house will already be positioned in a way that allows a new boundary to be created while maintaining the required setbacks, access, parking and other relevant development requirements.
For example, a house positioned towards the front of a large residential block may leave sufficient land at the rear to create another lot.
Similarly, a house positioned towards one side of a wide property may allow a side-by-side subdivision.
However, if the house is positioned in the middle of the property, it may be difficult to establish suitable new lot boundaries without relocating or modifying the dwelling.
It's also important to consider more than just the external walls of the house.
Existing garages, carports, decks, patios, swimming pools and other structures can all affect the proposed subdivision layout.
Sometimes relatively minor modifications, such as removing an existing carport or deck, can make a subdivision considerably easier.
This is why we recommend preparing a preliminary subdivision layout before committing to any demolition or building works.
Can I Move My Existing House to Make Room for a Subdivision?
Yes. In some circumstances, relocating the existing dwelling within the property can be a practical way of making a subdivision possible.
This is particularly relevant for older Queensland houses constructed on timber or steel stumps.
Depending on the building's condition and construction, these houses may be capable of being raised, shifted or repositioned to accommodate the proposed new boundaries.
For example, an existing dwelling positioned near the centre of a property might be moved towards the front or side boundary to create sufficient room for an additional lot.
The relocation could involve new footings, adjustments to the building structure, reconnection of services and associated building works.
Houses constructed on concrete slabs are generally more difficult and expensive to relocate. In many cases, the cost and complexity of moving a slab-on-ground dwelling may make the strategy financially unattractive.
The suitability of relocating a dwelling needs to be assessed by an appropriately qualified house removalist, builder or structural engineer.
Planning and building approvals may also be required, particularly where the dwelling is being relocated or altered.
The important point is that the existing position of a house doesn't necessarily rule out subdivision.
Sometimes moving the house a relatively short distance can unlock a development opportunity that otherwise wouldn't be possible.
Can I Keep the Existing House on the Front Lot?
Yes, and this is often one of the more straightforward configurations.
Where the existing house is positioned towards the front of the property, it may be possible to create a new lot behind it.
The existing dwelling remains on the front lot, while access to the new rear lot is provided along one side of the property.
This arrangement can work particularly well on larger residential blocks with sufficient width to accommodate the access driveway.
However, the subdivision must still satisfy the relevant planning requirements, including lot dimensions, access arrangements, setbacks and infrastructure servicing.
The width required for the rear access handle can also affect the amount of land available for the existing dwelling and the new rear lot.
Can I Keep the Existing House on the Rear Lot?
It's also possible to retain the existing dwelling on a rear lot and create a new vacant lot at the front.
This arrangement may be suitable where the existing house is positioned towards the rear of the property.
The new front lot can have direct street frontage, while the retained dwelling obtains access through an access handle or another lawful arrangement.
Depending on the property, this configuration may require modifications to existing driveways, parking areas, fencing and services.
Rear lots can also have different minimum area and design requirements from lots with direct road frontage.
The suitability of this arrangement needs to be considered against the relevant provisions of Brisbane City Plan.
What About a Side-by-Side Subdivision?
A side-by-side subdivision can be particularly attractive where a property has a wide street frontage.
Rather than creating a rear lot with a long access driveway, the property is divided into two lots, each with its own street frontage.
If the existing dwelling is positioned towards one side of the property, it may be possible to retain the house on one lot and create a vacant lot beside it.
This can be an attractive outcome because both properties have direct access to the street.
However, the existing dwelling must still comply with the relevant building setbacks and other requirements once the new boundary is established.
A house positioned too close to the proposed dividing boundary may require modification or relocation.
What Size Does My Property Need to Be?
The minimum lot size required for subdivision in Brisbane depends on several factors, including the property's zoning, location, applicable neighbourhood plan and the relevant provisions of Brisbane City Plan.
Different minimum lot sizes and frontage requirements can apply depending on the zone and circumstances of the proposed subdivision.
Importantly, satisfying the minimum lot area doesn't automatically mean a property can be subdivided.
The proposed lots must also have suitable dimensions and configurations, accommodate their intended uses and satisfy other applicable development requirements.
Where an existing house is being retained, the proposed boundaries must also work around the dwelling and its associated structures.
A property may have sufficient overall land area to create two lots but still be unsuitable because of the position of the existing house.
For a broader explanation of subdivision requirements, see our article, Can I Subdivide My Property in Brisbane?
What Happens if the Existing House Doesn't Meet the New Setbacks?
This is one of the issues that needs to be checked carefully when retaining an existing dwelling.
A house may comply with the setbacks applying to the original property, but creating a new boundary can change the situation.
For example, an existing dwelling might be positioned several metres from the current side boundary. However, if a new subdivision boundary is introduced closer to the house, the dwelling may no longer satisfy the relevant setback requirements.
Depending on the circumstances, this could require changes to the proposed subdivision layout, modifications to the dwelling or further building assessment and approval.
The requirements can also vary depending on whether the resulting lot is classified as a small lot and whether specific planning scheme provisions apply.
Existing eaves, decks, carports and other structures also need to be considered.
It's important to establish these issues early rather than discovering them after the subdivision design has been prepared.
What About Sewer, Stormwater and Other Services?
Retaining an existing dwelling can create some additional considerations when it comes to infrastructure servicing.
When a property is subdivided, each new lot generally needs to be appropriately serviced.
Depending on the development approval and infrastructure requirements, this may involve new or modified water, sewerage, stormwater, electricity and telecommunications arrangements.
One issue we regularly consider is the location of existing sewer infrastructure.
An existing sewer connection may cross the land proposed for the new lot, or the existing house may need its services modified to accommodate the new boundaries.
Stormwater drainage is another important consideration.
Both lots need suitable lawful drainage arrangements, and some properties may require additional infrastructure or easements.
Existing driveways and vehicle crossovers may also need to be relocated or reconstructed.
These requirements can have a substantial impact on subdivision costs and should be investigated before deciding whether retaining the house is financially worthwhile.
Should I Renovate the Existing House Before Selling?
Potentially, yes.
Retaining an existing house also creates an opportunity to improve the dwelling before selling the completed property.
Depending on the condition of the house, relatively modest improvements such as painting, landscaping, replacing flooring or updating kitchens and bathrooms may improve its presentation and market appeal.
If the dwelling has been relocated, renovation works may already be required as part of the project.
In some circumstances, combining the relocation and renovation works can be a sensible approach.
However, it's important not to overcapitalise.
A major renovation may not necessarily produce a corresponding increase in the property's sale value.
The likely resale value of the renovated dwelling should be considered alongside the cost of the works, the subdivision and the local property market.
Sometimes retaining the house in its existing condition will produce a better financial outcome than undertaking substantial renovations.
Is It Cheaper to Keep the Existing House or Demolish It?
There isn't a single answer to this question.
Retaining the house may eliminate demolition costs and preserve the value of the existing dwelling.
However, additional costs may arise from relocating the house, modifying existing structures, changing services or undertaking renovation works.
Demolishing the house may allow greater flexibility when designing the new lots, particularly where the existing dwelling is poorly positioned.
The best approach is to compare the likely costs and sale values under both scenarios.
For example, consider the following hypothetical development:
Option 1: Demolish and subdivide
The existing house is demolished, and the property is divided into two vacant residential lots.
The developer incurs demolition and subdivision costs before selling the two vacant lots.
Option 2: Retain and subdivide
The existing house remains on one lot, and a new vacant lot is created beside or behind it.
The developer incurs subdivision costs and any necessary works to the existing dwelling, but retains the value of the house.
If the existing house can be retained with minimal modifications, the second option may produce a significantly better result.
However, if the house requires expensive relocation or substantial structural works, demolition may be the more practical option.
This is why we believe both options should be assessed before deciding how to proceed.
Can I Live in the Existing House While Subdividing?
In many circumstances, it may be possible to continue living in the existing dwelling while the subdivision approval and associated works progress.
This can be particularly attractive for homeowners who want to create and sell an additional lot without moving out of their existing home.
However, whether the dwelling can remain occupied during construction will depend on the works being undertaken, access arrangements, service interruptions and relevant safety and approval requirements.
If the existing house needs to be relocated or substantially modified, temporary alternative accommodation may be necessary.
The ability to remain in the house throughout much of the subdivision process can be another advantage of retaining the existing dwelling.
What Should I Check Before Subdividing My Property and Keeping the House?
Before proceeding, we recommend investigating several important matters.
The first is whether the property can be subdivided under Brisbane City Plan.
This involves reviewing the zoning, minimum lot requirements, neighbourhood plans, overlays and other relevant development controls.
The second is whether the existing dwelling can be accommodated on one of the proposed lots.
A preliminary subdivision layout can help identify potential problems with setbacks, lot dimensions, vehicle access and the position of existing structures.
The third consideration is infrastructure.
Existing sewer, stormwater, water connections and other services need to be investigated to determine what works may be required.
Finally, the financial feasibility needs to be considered.
The expected value of the completed lots should be compared with the subdivision costs, any relocation or renovation expenses, holding costs and other development expenses.
A property might be capable of subdivision from a planning perspective without necessarily being financially attractive.
Do I Need Council Approval to Subdivide and Keep My House?
In most cases, creating an additional freehold residential lot in Brisbane requires a development application for Reconfiguring a Lot.
The application is assessed against the relevant provisions of Brisbane City Plan, including the Subdivision code and any applicable zone, neighbourhood plan or overlay requirements.
Depending on the circumstances, additional building or operational works approvals may also be necessary.
Once the subdivision has been approved, the relevant conditions must be satisfied before Brisbane City Council can endorse the survey plan.
The endorsed survey plan is then lodged with Titles Queensland to register the new lots.
We discuss this process in more detail in our article, Plan Sealing in Brisbane: Why Delays Are Costing Developers Time and Money.
Is Retaining the Existing House Worth Considering?
Absolutely.
We believe retaining an existing dwelling is one of the subdivision strategies that property owners should consider more often.
Rather than automatically demolishing a house to create vacant land, it's worth investigating whether the dwelling can be retained, repositioned or renovated as part of the development.
In some cases, this can improve the overall financial outcome while avoiding unnecessary demolition.
The strategy can work with front and rear lot subdivisions, side-by-side subdivisions and properties where the existing dwelling can be relocated.
Of course, not every house or property will be suitable.
The existing dwelling needs to be positioned appropriately, or capable of being moved or modified economically, and the proposed subdivision must satisfy the relevant planning and infrastructure requirements.
At Brisbane Town Planners and Project Management, we enjoy working through these types of development opportunities.
We can assess the planning requirements, investigate possible subdivision layouts and help determine whether retaining the existing house is a practical option.
Before deciding to demolish an existing dwelling, it's worth finding out whether you could subdivide your property and keep it.