Understanding the difference between green title, built strata, and survey strata is critical before you buy, build, renovate, or attempt to subdivide. While two homes may look identical from the street, these distinctions in title affect what you actually own and what you can or cannot do with your property.
In a property market where buying into a strata scheme is sometimes the only way to enter the market, understanding these differences early can help you avoid disputes, unexpected costs, and limitations on how you can use or improve your property.
Green Title
Green title is the most straightforward form of property ownership. The owner holds full freehold ownership of the land and any buildings on it, with no strata company and no shared common property.
Green title properties offer:
- Complete autonomy over the land and buildings
- No strata levies or shared maintenance obligations
What Is a Strata Title?
Strata titles allow multiple owners to hold individual lots within a single parcel of land, while sharing ownership of common property. In Western Australia, strata schemes are governed by the Strata Titles Act 1985 (WA).
There are two main types of strata title:
- Built strata
- Survey strata
Built Strata
Built strata is commonly used for apartments, villas, townhouses, and duplexes.
In a built strata scheme:
- Lot boundaries are defined by physical structures such as walls, floors, and ceilings
- The strata plan shows the buildings themselves
- Vertical boundaries (height and depth) are defined, often in metres
- Areas not specifically marked as part of a lot are generally common property
A strata company is responsible for managing and maintaining common property, funded through strata levies paid by lot owners. Unit entitlements, determined by a licensed valuer, dictate voting rights and cost contributions.
Because ownership is tied to the building, built strata owners are often subject to stricter restrictions regulating renovations, external changes, and fixtures such as solar panels or air-conditioning units. In some cases, structural alterations may require the strata scheme to be re-subdivided to account for changes to the building dimensions.
Survey Strata
Survey strata is sometimes described as sitting somewhere between built strata and green title.
In a survey strata scheme:
- Lot boundaries are defined by a licensed land surveyor
- Boundaries are pegged on the ground and shown on a survey-strata plan
- Buildings are not shown on the plan
- Ownership is land-based rather than structure-based
Common property in survey strata schemes is often minimal and usually limited to:
- Shared driveways
- Access ways
- Utility easements
Because there is usually little or no common property, strata levies are often low or non-existent, and owners are typically responsible for their own buildings and land.
Survey strata schemes are especially common for:
- Duplexes
- Triplexes
- Villas
- Side-by-side developments
- Subdivisions retaining existing dwellings
From a market perspective, survey strata lots are often viewed more favourably than built strata, as they more closely resemble green title ownership.
Built Strata vs Survey Strata vs Green Title
| Built Strata | Survey Strata | Green Title | |
|---|---|---|---|
| Ownership | Ownership of a lot defined by buildings and structures | Ownership of a lot defined by buildings and structures | Ownership of a lot defined by buildings and structures |
| Common property | Usually significant | Usually limited or none | None |
| Strata levies | Usually required | Often low or nil, depending on common property | No |
| Autonomy over renovations | Often subject to strata approvals and may require re-subdivision | Greater autonomy within lot boundaries | Full autonomy (subject to planning controls) |
This article/post is provided for general information purposes only and does not constitute any Legal Advice. It does not take into account your objectives, instructions or all of the relevant facts and/or circumstances. Will Vogt or Vogt Legal accepts no responsibility to any persons who relies on the information provided on this website.
This post appears in Strata News #812.
Ben Sasson
Vogt Legal
E: bsasson@vogtlegal.com.au
This article has been republished with permission from the author and first appeared on the Vogt Legal website.
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