Strathalbyn and subdivisions

Published On: 23 November 2023
Increasing demand for residential property in Strathalbyn

Land Services SA recently released data ranking the top regional council areas  by new titles created in the last 6 months. Barossa came in at number 1 with 230 titles, and Alexandrina came in 2nd with 229 titles.

Demand increases for houses and units

The increasing demand for residential property in the 5255 postcode has seen a 3.5% increase in the asking price for houses over the last 12 months, and an 8.5% increase in unit pricing.

The most common type of dwelling in Strathalbyn is:

  • a 3 bedroom home
  • with a mortgage, and
  • is occupied by a couple without children.
Strathalbyn District

The Strathalbyn District is mostly rural (82.01%), the productive rural landscape zone comprises 6.22% of the area, the rural living zone is 5.05% and 2.8% of land is zoned for neighbourhood living.

The 2021 census showed that of the 7871 people in the district 47.5% are male and 52.5% female with a median age of 47.

In 2021 the

  • median weekly household income was $1,277
  • median monthly mortgage repayment was $1,500
  • median weekly rent was $300
Development Forecasts

Residential development forecasts have the number of dwellings in Strathalbyn town increasing by an average of 53 dwellings per annum, growing from 2,770 in 2021 to 3,828 in 2041.

New development in Strathalbyn town based on 2022 data are:

  • Aberdeen Park – 23 dwellings (2017-2023)
  • Bateman Street Extension – 16 dwellings (2017-2022)
  • Lewis Fields – 74 dwellings (2018-2028)
  • Piper’s Crest – 223 dwellings (2017-2034)
  • Riverbanks Estate – 33 dwellings (2017-2022)
  • Wish Estate – 59 dwellings (2017-2026)
  • Aberdeen Park – Future Stage – 100 dwellings (2021-2034)
  • Sandergrove Road South – 94 dwellings (2021-2030)
  • Adelaide Road Land – 100 dwellings (2025-2041)
  • Abbotts Lane Extension – 33 dwellings (2023-2028)
  • Sandergrove Road North – 30 dwellings (2030-2035)

In the Strathalbyn District, development forecasts see the number of residential dwellings increasing by an average of 37 dwellings per annum to 3,606 in 2041.


  • Milang Bay Estate – 27 dwellings (2017-2030)
  • Pelican Waters Estate – 51 dwellings (2017-2034)
  • Chestnut Estate – 20 dwellings (2018-2023)
  • Strathalbyn Future Urban – 160 dwellings (2035-2041)
  • Callington Road Future Urban – 100 dwellings (2032-2041)
  • Milang Deferred Urban – 40 dwellings (2030-2041)

If you are considering carrying out a residential land subdivision – while it can be a good idea – it is a long process, one where you really need to weigh up the costs with the potential benefits.

Subdividing can also be quite a complex process so it’s important to get the right advice from professionals who provide subdivision services. A good place to start is with your conveyancer who can point you in the right direction and advise what you need to consider when thinking of subdividing land. They can suggest a surveyor who will work with you to draw up the subdivision plans and liaise with authorities for part of the approvals process.

There are three different types of subdivisions.

  1. Torrens Title Land Division

This divides a block of land into at least two allotments (separate land titles), which are held independently from one another. There are generally no shared facilities or infrastructure. The owner has complete autonomy over their land.

  1. Community Divisions

This divides land into at least two lots with a common property area that could be a car park, garden beds or a common driveway. The common property is for shared use amongst the lot owners and insured by the Community Corporation. The boundaries of each community lot are defined by surveyed measurements and the buildings on each lot are insured individually by each lot owner.

  1. Community Strata Divisions

Unlike a community division, the boundaries of a lot within a community & strata land division are defined by the building on the land rather than surveyed land measurements. This is usually the case with multi level apartment buildings or commercial property. The building itself forms part of the common property and is the responsibility of the lot owners (the Community Corporation) to maintain and insure.

Your conveyancer can provide you with good advice and also help you avoid problems. They will ensure that:

  • The land you are considering purchasing can be subdivided and your proposed use aligns with local council planning regulations.
  • You are aware of any easements restricting the use of your land, or parts of it.
  • You know if the property you are considering purchasing has an encumbrance registered on the title that prohibits subdivision.

Talk to your conveyancer if you are considering subdividing your land – they’re a good source of information to help you get started.