What is title consolidation?
Consolidation is the process whereby the land of two or more titles in consolidated (or combined) to create one parcel of land with a new (and now overriding) title. In some ways, it can be thought of as the opposite of subdivision – where one title is divided into separate lots with new, independent titles.
What are the rules around consolidation?
In Victoria, consolidations are lodged under the Subdivision Act 1988.
To be eligible for consolidation, land must:
- Be abutting, adjacent or contiguous titles of land. This means that only titles that are directly adjoining each other can be consolidated.
It is important to also be aware of the following information:
- There are no minimum or maximum size restrictions for title consolidation.
- You will need to complete a consolidation of land for any land previously won in an adverse possession claim.
- You can consolidate land that has previously been subdivided.
- In most cases, you will not need to secure a Planning Permit from council to consolidate land.
- As part of the consolidation process, a plan may create, remove and vary easements and restrictions or dissolve an owners corporation. If you decide to add these additional components to your consolidation process, this may trigger the need for a Planning Permit.
What are the benefits of consolidation?
Cost Savings
- A significant advantage of title consolidation is the potential for cost savings. By consolidating titles, property owners can reduce the fees associated with land transfers, registration, stamp duties and taxes. These savings can add up over time, especially when dealing with multiple titles.
Enhanced Property Value and Marketability
- Consolidating land can also increase the value and appeal of the property. Smaller, fragmented parcels are often less desirable to buyers, especially in a competitive market. A larger, consolidated parcel of land can be more attractive, opening up opportunities for future development or resale at a higher value.
Smoother Development Process
- For property developers, title consolidation simplifies the planning and development process. With a single, unified title, it’s easier to apply for permits, zoning changes, and other approvals. This reduces complexity and potential delays, helping to move the project forward more quickly and efficiently.
How can I consolidate my properties?
Only a Licensed Land Surveyor, like the team at Linear, can consolidate your titles.
Therefore, you will need to engage the help of a licensed land surveyor, who will complete the following steps to prepare, lodge and finalise your consolidation:
- Depending on the titles in question, your land surveyor may need to complete a day of fieldwork. Your surveyor should be able to let you know at the time of quoting whether any field work will be required at your properties.
- Your land surveyor will prepare a Plan of Consolidation. In Victoria, Plans of Consolidation must be prepared via EPlan.
- Your land surveyor will lodge the Plan of Consolidation to the relevant local council through the online management system, SPEAR.
- At this point you will be required to pay a lodgement fee to council. In Victoria, this is approximately $192.70 as of March 2025. Depending on the local council, you may be asked to pay this directly, or your surveyor may pay this on your behalf.
- Once the Plan of Consolidation has been approved in SPEAR by council, your licensed surveyor will provide you with this approved Plan to take to your solicitor or conveyancer. They will need to lodge this at Land Use Victoria for certification. Once certified, Land Use Victoria will issue your solicitor or conveyancer with a new and consolidated title and the process is complete.
The team at Linear Land Surveying are experienced in the consolidation process and are happy to answer any further questions. For help getting the consolidation of your titles started today, contact our friendly team for a quote.
The information on this website is intended to be general in nature and is not personalised land development advice. It does not consider your specific objectives, land development site or financial situation. Before acting on any information, you should consider the appropriateness of the information provided and seek more specific advice from the professional team at Linear Land Surveying.
