How to do Land Subdivision in the Philippines

Everything You Need To Know About Subdividing a Property


is a parcel of land divided from a larger area into lots for purposes, common purposes are to divide the property among family members and to sell part of it off for profit. Subdivision approval requires compliance with state law and local ordinances.




Subdivision of the family home has turned out to be more predominant over the previous decade as the populace of our capital urban communities develop and as committees embrace higher-thickness zonings that enable proprietors to cut up their territory – whether it be a basic hold and assemble or something so.


1. It could inhibit the sale price of your existing dwelling.

On the off chance that you have a substantial home that is 3 or 4 rooms and suits a vast family, subdividing off the lawn may lessen the number of forthcoming purchasers on the off chance that you ever need to offer the current abiding. For instance, greater families with a few kids who need a huge house will likewise likely need a major lawn. In any case, if the terrace has been subdivided off, at that point the property won’t be as speaking to these purchasers, which could affect any deal cost later on.

2. It may be better to utilize the equity in your home rather than subdivide.

In case you’re thinking about subdividing your family home to understand the esteem and develop your riches, a superior option may be to utilize the value in your home to purchase a speculation property. This would enable you to keep your family home as is while utilizing the hidden an incentive to put resources into another property and understand the capital additions from the two resources.

3. You’re not guaranteed a profit.

It’s critical to finish satisfactory research with respect to the related expenses and expected end estimation of the subdivided land and your home. By finishing an essential achievability ponder, you ought to have the capacity to decide whether the subdivision will be profitable or not.

4. The ATO could become your business partner

It’s additionally basic to comprehend the assessment suggestions required with subdividing your family home. You may never again be qualified for the central place of living arrangement exception on the back block. You may find that you create a large capital gains or income tax bill.



1. A good way to activate under-utilized land.

As the populations in our capital cities grow, residential development infill will be needed to accommodate future residents. Urban sprawl is not economically or environmentally sustainable as it places a large strain on public infrastructures, such as road and rail, as well as hospitals and schools. The environment also suffers as more land needs to be cleared for housing on the urban fringe and people make longer commutes in their cars.

2. Allows empty nesters to downsize without moving.

If your children have grown up and moved out, you may not need, or want, a big backyard – particularly if it’s high maintenance. At the same time, you might be reluctant to downsize if it means moving house. By subdividing your family home, you’ll be able to stay in your house and won’t have the responsibility of maintaining a big backyard.

3. It can provide a financial boost.

If you subdivide and sell the land you can use the profits to grow your property portfolio by buying an investment property or to use for personal reasons, such as a holiday. Alternatively, if you subdivide and build on the land, you can hold the property and take advantage of future capital growth and rental returns.




1. Easier to sell/rent

Regardless of whether you sell or rent your subdivided units, it is constantly simpler to discover a purchaser/inhabitant for littler units at a lower value point. For instance, suppose you have a 1800sqm property with an estimation of R7 million – you would think that it’s simpler to offer 2 units of 600sqm for R3m each (accepting you would live in the third) than 1 house for R7m.

2. Avoid transfer duty

When you purchase another property, you need to pay exchange obligation on a sliding size of up to 13% of the estimation of the property. For instance, purchasing an R3 million property would cause an exchange obligation of R167 500 which the purchaser is relied upon to pay. By subdividing your property and proceeding to live in a subdivided unit, you can keep away from exchange obligations and other related expenses.


1. Zoning rights

Before experiencing any work to subdivide your property, you have to discover what the zoning of your property is. Regularly, you may need to make an application for re-zoning of your property before you are legitimately permitted to subdivide. If so, it can be an extremely tedious undertaking with no assurance of accomplishment.

2.Upfront costs

Construction expenses can be costly. Contingent upon the conditions of your property, now and again you can escape with doing insignificant work to subdivide, yet by and large, it will require noteworthy development. On the off chance that you are intending to go sectional title and auction the individual units, there are lawful and administrative costs required to agree to enactment. You ought to get your work done before pulling the trigger and address a specialist in your general vicinity to guarantee that you will have the capacity to yield a higher return for the subdivided units when figuring in the expenses of the subdivision itself.


Construction requires some investment and might be a huge burden. Despite the fact that it might be productive to subdivide, I’d encourage to first genuinely consider in the event that you are prepared to submit the time and exertion that it will take.



  1. Your area’s R codes or Residential Design Codes (R codes basically stipulate the density of housing allowed in an area along with minimum and average lot sizes)
  2. Your block size
  3. The Town Planning Scheme (it varies among councils so important to check)
  4. The position of existing dwellings
  5. Minimum lot sizes and frontage requirements
  6. Any existing easements on your Certificate of Title
  7. Any environmental constraints




The measure of land that you have to subdivide a property relies upon where you live and the span of your property. Once you’ve affirmed the size prerequisites with your chamber contact an expert surveyor to guarantee your property is the right size. While you’re there, get a citation and a timetable on to what extent it will take to finish.


When you select your preferred surveyor, they will gauge your property and set up an arrangement for you. As they’re setting up the arrangement, you have to consider in the event that you have to apply for any building or assets assents. Likewise, consider limit edges that could affect the working of future houses.


The council will guarantee that your application agrees to their policies and rules. This is a vital advance for chambers as they need to screen and record the area’s development and improvement. The gathering may return to you with inquiries concerning your undertaking and notes of potential issues, for example, noteworthy trees.


 At the point when the council is satisfied with your application, they will give consent.


Your surveyor would now be able to put in limit pegs and contractors can begin work. The work required from contractors workers can incorporate expanding the carport, moving your carport or moving channels.


Once your contractual workers finish their errands, your surveyor can apply to the gathering for a declaration that checks the sum total of what conditions have been met. Now, you have to guarantee that your advancement commitment has been paid. An advancement commitment is paid by everybody who has to arrive subdivided and is put towards administrations and framework on the board.


You will get an affirmation that perceives the land meets the gathering’s necessities for subdivision. Your surveyor or specialist will then cabin the review design and will be issued with new titles for your property. You are currently ready to offer or expand on the new segments.

1. Site Area

On your property, you may not realize that in order to have a battle-axe lot, the area that constitutes the axe handle cannot be included in the new lot area. All things considered, gathering enable you to subdivide that land to accomplish a similar number of parcels that you initially imagined.

2. Zoning

The land which you have, or have recently bought, and need to subdivide is zoned one of the Environmental Protection Zones under gatherings’ Local Environmental Plan, and this zone constrains the measure of formative space for another abode inside each new part. These limitations will affect the improved capability of the site and your financial returns.

3. Access

Your land might be especially steep and just areas of the site will be equipped for supporting another abode house. You may have incorporated your proposed carport in the DA intends to the council, however, the council says that the land will be excessively steep, making it impossible to accommodate appropriate and safe access.

4. Site coverage and landscaped area

You have purchased your land on the understanding that you have enough land zone to make 5 new allocations. Notwithstanding, council denies your DA in light of the fact that there isn’t sufficient land region for each new part to accomplish greatest site scope and least finished region prerequisites.

5. Bushfire

Land named bushfire inclined land has particular controls that must be met before a sub-division can be affirmed. Particular master reports must be set up by specialists and frequently the Rural Fire Service should likewise affirm the improvement.


The Basics of Subdividing Land

The reasons why people choose to subdivide land are, they can sell or develop the separate parcels for profit, although you may also be interested in the subdivision for gifting land to family or other purposes.  Whatever your reason for subdividing the property, the following is a guide to how the process works.

1. Make initial plans

In the wake of guaranteeing that there are no liens on the property to be subdivided, connect with your local planning and development office to get data about relevant limitations and mandates that you’ll have to conform to.

2. Devise a subdivision plan

With assistance from a developer, civil engineer, or other qualified proficient, design a plan about how the land will be isolated, including the number of subdivisions, and how streets and power will achieve the properties.

3. Hire a land surveyor

A land surveyor is expected to make what’s known as a plat map for the property. The plat guide will demonstrate the partitioned region, including insights about the arrangement of utilities, sewage, a road network, and so on.

4.Submit documents for approval

The initial plat outline, with other fundamental archives, are submitted for endorsement to the best possible government organizations. Organization endorsement can take some time and may require meeting presenting extra materials relying upon the land, your subdivision designs, and ecological directions.


Costs of Subdividing Property

It is about difficult to give the exact gauge of the cost to subdivide land colossal scope of factors become possibly the most important factor. First of all, the span of the property itself, your area, and how you expect to utilize the property all incredibly impact subdividing costs. Other land subdivision expenses may include:

1. Land Survey

2. Legal Fees

3. Application Fees

4. Clearing the Site

5. Supplying Utilities

6. Inspection Fees

7. Permit Costs


Understand zoning and other requirements

Regardless of whether there are no laws, contracts or different limitations preventing you from subdividing the land, local zoning, subdivision and property-improvement laws may influence your plans. Each region and province has its own zoning regulations, part and building-estimate confinements and necessities relating to open space. Research these laws previously putting resources into any plans to subdivide the property. It is conceivable to apply for zoning changes, which might be conceded if your demand is considered sensible.

    • Contact the municipal planning and building department of the township or municipality to take in the property’s zoning classification. In the event that you can’t discover the data there, investigate nearby laws on sites, for example, State and Local Government on the Net or the Municipal Code Corporation (Municode).
    • Zoning and local principles may influence the way the property can be utilized. The area may be characterized for single-family residential, multi-family residential, transitional, or a blended utilize, for example, residential plus commercial

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