Your land has more value in it.
We'll fund the work to unlock it.
If your Adelaide property can be divided, we'll pay for the entire land division process, manage it end to end, and share the value we create together. You don't put in a cent.
No upfront cost
How it works
Five steps. You carry none of the cost.
Everything is agreed in writing before we spend anything. You always know what your land is valued at and how the created value is shared.
We agree your land's value
We agree in writing what your property is worth today. That figure comes back to you first, before any value is shared.
We research the numbers
We check what divided blocks nearby actually sell for and model the full cost. If it doesn't stack up, we tell you and we stop.
We fund it entirely
Survey, planning, statutory fees, connections, civil works, legals. Every cost is ours. You are never invoiced.
We manage the process
We coordinate every consultant and contractor, and keep you updated at each milestone.
We sell and share
Allotments are sold through a licensed agent. Your land value returns to you first, then our costs, then we share what is left.
Straight answers
What "no cost to you" actually means
We are not trying to hide anything. Here is exactly who pays for what, and when.
Before the sale
We pay for all of it, upfront
We pay for the entire land division and every associated cost, right down to your rent. See the full breakdown.
At settlement
Then the money is paid out in this order
-
1st
Your agreed land value
Paid back to you in full, before anyone else sees a cent.
-
2nd
Our land division costs
We recover what we spent. Only what we spent.
-
3rd
The value we created together
Split between you and us, on a share agreed in writing before any work began. If there is nothing left over, we are not paid.
What you should budget for anyway
A few things we ask you to pay for yourself, because they protect you rather than us.
- Your own lawyer, to read the agreement before you sign it.
- Your own tax agent, on the GST and capital gains tax that will arise, engaged early and kept involved.
- Your own valuer, so the agreed land value rests on your evidence, not ours.
- Anyone else you want involved, at any point in the process, not only before you sign.
We actively encourage every one of them. Read our full disclosure.
What could still go wrong
A few risks we fund, but nobody can remove.
- Planning approval can be refused or conditioned in ways that change the economics.
- Costs can exceed estimates, demolition and stormwater most of all.
- The market can move between approval and sale.
- The timeline can shift, and delays at council or with the service authorities are outside anyone's control.
- The method of sale can change, whether that ends up being open market, off market, auction or a house and land package.
Expect 9 to 18 months from start to settlement, and longer again if anything is delayed. We carry the funding risk, and we won't pretend the rest away.
Worked example
The numbers, in full
A property valued at $750,000 with enough land for one additional allotment. The existing dwelling is removed and two vacant allotments are created and sold, where divided blocks in the area sell for around $550,000.
These figures are for a Torrens title land division. A community title division is a different process with a different cost base entirely, so none of the numbers below carry across to one.
| Item | Amount |
|---|---|
| Your property, valued today | $750,000 |
| Allotment 1, sold | $550,000 |
| Allotment 2, sold | $550,000 |
| Gross realisation | $1,100,000 |
| Value uplift | $350,000 |
What the division cost covers
Every item below is funded by us. You are never invoiced for any of them.
- Your rent while the project runs — this example allows six months at $600 a week, if you need somewhere to live once the house comes down
- Licensed surveyor's professional fees, development application and PlanSA lodgement
- Certified survey and liaison with the authorities
- SA Water — water connection, sewer capital contribution and augmentation charges
- Reserve Fund — the statutory open space contribution
- Land registration and the new certificates of title
- SA Power Networks, NBN and stormwater connections
- Civil works — crossovers, levelling, fencing and tree clearance
- Demolition, asbestos removal and site clearing
- Conveyancing
- Project management and holding costs for the life of the project
- A 10% contingency on every cost above, for the unexpected
- Estimated total division cost$126,131
| Item | Amount |
|---|---|
| Gross realisation | $1,100,000 |
| Less selling costs | −$21,500 |
| Less your agreed land value, returned to you first | −$750,000 |
| Less division costs, recovered by us | −$126,131 |
| Value created, shared between us | $202,369 |
What this is worth to you
The same property, the same market — the only difference is whether the value gets unlocked. You put in no money and no time either way.
If you do nothing
$0
additional value unlocked
- Your property stays worth $750,000
- The surplus land keeps sitting there
- No cost and no risk — but no gain either
If we divide it together
$202,369
additional value unlocked, shared between us
- Your $750,000 land value comes back to you first
- Then you take your agreed share of the value created
- You still spend nothing and manage nothing
Each side carries its own tax. You are responsible for your own tax position as the landowner, and we are responsible for ours as the funding partner. We do not pay yours and you do not pay ours. That split is set out in the agreement before anything starts.
None of the figures above include GST or tax. You need advice from a registered tax agent or accountant before you commit, and that advice needs to be managed through the project, not sought at the end of it. We are not qualified to advise you on tax and nothing here is tax advice.
Estimate it yourself
Try your own numbers
Change any figure to see how the model responds. These figures are for a Torrens title land division, and are a rough indication only. Not a valuation, a forecast, or an offer.
Your property
Not a Torrens title division? If your land needs a community title, the process and the costs are different, and this calculator will not apply.
Request an assessmentSend us the address and our team will work out which one applies.
Indicative value created
To be shared between you and us
$202,369
Based on removing the existing dwelling and creating 2 allotments in total, all sold.
- Gross realisation $1,100,000
- Less selling costs −$21,500
- Less your land value, returned first −$750,000
- Less division costs, funded by us −$126,131
- Value created $202,369
Estimates only. Excludes GST and tax, both of which will apply and need professional advice. Division costs are modelled from typical South Australian projects and will differ on your site. Not a valuation, forecast or offer, and not financial advice.
Get a proper assessmentWho you'd be partnering with
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What we do
We partner with landowners as joint venture partners. We put up the capital for the land division, take control of the process, engage the licensed professionals needed at each stage, and share in the value created.
What we are not
We are not licensed real estate agents, financial advisers, mortgage brokers, accountants or lawyers. We do not sell your property for you — a licensed agent does that. Nothing on this website is financial, investment, legal or tax advice.
This is not a financial or investment product. We hold no financial services, credit or land agent licences, you put in no money, and nothing is pooled with anyone else. Read the full disclosure.
Free assessment
Find out what your land could do
Tell us where the property is and we'll assess whether it can be divided and whether the numbers work. It costs you nothing and puts you under no obligation.
Questions
The things people actually ask
Do I really pay nothing?
You pay none of the land division costs — we fund all of them and you are never invoiced for them. We're paid from a share of the value created, agreed with you in writing beforehand.
You should still expect to pay for your own independent legal and tax advice. We recommend you do, and those costs are yours.
What happens if the project fails or is refused?
If we've spent money on a project that doesn't proceed, that loss sits with us, not with you. That's the risk we take. The specific circumstances in which either party can exit will be set out in the agreement — read it carefully and have your lawyer read it too.
Who decides what the new allotment sells for?
The sale is handled by a licensed real estate agent, and the method of sale and price expectations are agreed between us under the joint venture agreement. We are not agents ourselves and do not set the price unilaterally.
How is my land valued, and what if I disagree?
We agree the value with you in writing before any work starts. If we can't agree, there's no deal and nothing proceeds. You're free to commission your own independent valuation, and we'd encourage it — it costs you a few hundred dollars and it means you're negotiating from your own information rather than ours.
Will I have to pay GST or capital gains tax?
Almost certainly yes, in some form. Once a block is divided and the new allotments are sold, that sale has tax consequences. The questions are how much and who carries it, not whether.
Capital gains tax. The main residence exemption does not cover a vacant subdivided block. The ATO's position is that the exemption attaches to the dwelling, not to vacant land, once the title is split. So CGT will generally apply to the allotment you sell, even though it was part of your home's land.
GST. A deliberate subdivision with outside funding is very likely to be treated as an enterprise, which brings the sale into the GST system. The margin scheme can reduce the amount considerably, but it is measured against what you originally paid for the property, so a long held family home and a recent purchase produce very different results. Buyers may also be required to withhold GST and pay it to the ATO directly at settlement.
Each side carries its own tax. Your tax position as the landowner is yours, and ours as the funding partner is ours. We do not pay your tax and you do not pay ours. The agreement says so in writing before any work begins.
We are not registered tax agents and cannot advise you on any of this. Speak to your accountant early, and keep them involved through the project rather than calling them at the end. This is the single most important piece of advice on this page.
What is the difference between Torrens title and community title?
Torrens title means you own your block outright.
- Your boundaries are fixed by a survey plan, and the land is yours alone.
- Nothing is shared. No common driveway, no shared roads or services.
- No body corporate, no levies, no by-laws telling you what you can do.
- You cover your own maintenance, insurance and utilities, and nobody else's.
Community title means you own your lot, plus a share of common property.
- Common property is whatever the lots share, such as a driveway, private road, garden or service infrastructure.
- A Community Corporation is created to manage it, and every owner automatically belongs to it.
- Owners pay regular levies to fund that shared maintenance and insurance.
- Registered by-laws apply, covering things like appearance, parking and how the property can be used.
Why this matters when you sell. Torrens title is strongly preferred in South Australia and commands a premium. With no ongoing fees and no restrictions it appeals to a far wider pool of buyers, so Torrens blocks are generally easier and quicker to sell. Community title attracts narrower demand because of the levies and the by-laws.
Every figure on this site is based on Torrens title. We will confirm which one your site needs at assessment, before anything is committed.
Where do I live while the house is being demolished?
If you're living in the property and need somewhere else during the project, we cover your rent. That's part of what we fund, not something you have to find yourself.
What that covers and for how long is set out in the agreement before you sign, so there's no ambiguity about it later.
How long does it take?
Budget for 9 to 18 months from start to settlement, and longer again if anything is delayed. Roughly four to eight months of that is lodgement through to new titles issuing, then a sale campaign and settlement on top.
Timing depends on your council's workload, the complexity of the site and service authority lead times. We'll give you a realistic estimate for your specific property rather than a number designed to sound good.
Do you put a caveat or mortgage on my title?
Any security we require to protect the money we've spent will be spelled out in the agreement before you sign. Do not sign anything you don't understand — this is exactly what your lawyer is for.
What areas do you cover?
Metropolitan Adelaide and South Australia. If your property is elsewhere, get in touch anyway and we'll tell you honestly whether we can help.
Is my block even suitable?
It depends on your land size and dimensions, the planning zone and its minimum allotment requirements, the position of your house, easements, trees and services. We'll check all of it for you at no cost. Plenty of blocks turn out not to work, and we'll tell you straight away if yours is one of them.