A duplex in Victoria can be Torrens-titled when each dwelling sits on its own lot with no shared common property; where the dwellings share a driveway, wall or services — as most townhouse developments do — an Owners Corporation (strata-style) title is usually required instead. The titling choice is set by the plan of subdivision and affects whether owners pay ongoing Owners Corporation fees. This guide explains the difference and how to decide for a duplex or townhouse project.
This is general information about property titling in Victoria, not legal advice — confirm the titling pathway for your site with a licensed surveyor and your conveyancer.
Torrens title vs Owners Corporation (strata) title
A Torrens title gives each dwelling its own freehold land title with no shared common property and no Owners Corporation; an Owners Corporation (commonly called strata) title creates individual lots plus shared common property managed by an Owners Corporation under the Owners Corporations Act 2006. The practical differences:
| Torrens title | Owners Corporation (strata) title | |
|---|---|---|
| Land | Each dwelling on its own lot | Individual lots + shared common property |
| Owners Corporation | None | Required |
| Ongoing OC fees | None | Yes (shared maintenance, insurance) |
| Common property | None | Shared driveway, walls or services |
| Typically used for | Two lots with separate street access | 3+ dwellings, or any shared driveway/access |
Can you Torrens-title a duplex in Victoria?
Yes — a duplex can be subdivided into two Torrens titles where each dwelling has its own lot and its own street frontage and access, with no common property shared between them. A classic side-by-side duplex on a wide lot, where each dwelling fronts the street with its own driveway, is the most common Torrens-title scenario. Where the rear dwelling relies on a shared driveway or accessway (a battle-axe or common-property arrangement), an Owners Corporation is usually created to own and maintain that shared land — making it an Owners Corporation (strata) subdivision rather than a clean Torrens split. The plan of subdivision, prepared by a licensed surveyor, sets which pathway applies.
How townhouses are usually titled
Townhouse developments of three or more dwellings almost always involve shared common property — a common driveway, visitor parking or shared services — so they are typically subdivided with an Owners Corporation rather than as straight Torrens titles. Each townhouse still gets its own title, but ownership of the shared areas sits with the Owners Corporation, which all owners belong to and contribute to. For the broader comparison of the two product types, see our guide on duplex vs townhouse, and our overview of strata title in Victoria.
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Why the titling choice matters
The main practical difference for owners is ongoing cost and control: Torrens-titled dwellings have no Owners Corporation and no OC fees, while Owners Corporation lots carry shared fees and collective decision-making. Torrens titles are often attractive to buyers for that reason, and they avoid the shared-maintenance and OC-governance arrangements that come with common property. That said, an Owners Corporation is the appropriate (and often the only practical) structure where a development genuinely has shared driveways or services — it is not a downside so much as a reflection of the site layout. The titling outcome should be considered at the design stage, because the building and driveway layout determines whether a clean Torrens split is even possible.
How the title is created
The titling pathway is determined by the plan of subdivision and confirmed through the standard subdivision process. A licensed surveyor prepares the plan, the council assesses the subdivision permit, and once conditions are met and the plan is registered with Land Use Victoria, the new titles issue. For the full process, see our guide on how to subdivide land in Victoria and our overview of the plan of subdivision.
Design for the title you want
Because the building and access layout decides whether a clean Torrens split is achievable, the titling outcome is best planned at the design stage. SQM Architects (ARBV Reg. No. 51498) designs duplex and townhouse projects across Melbourne with the titling pathway in mind. Book a feasibility assessment to confirm what your site can support and the titling options for your project.
Frequently asked questions
Can you Torrens-title a duplex in Victoria?
Yes, where each dwelling sits on its own lot with its own street access and no shared common property. A side-by-side duplex with separate driveways is the most common Torrens-title scenario. If the dwellings share a driveway or accessway (for example a battle-axe layout), an Owners Corporation is usually required instead. The plan of subdivision prepared by a licensed surveyor confirms which applies.
What is the difference between Torrens title and strata title?
A Torrens title is a freehold land title for a dwelling on its own lot with no shared common property and no Owners Corporation. A strata-style title (in Victoria, an Owners Corporation subdivision) creates individual lots plus shared common property that an Owners Corporation manages, with owners paying ongoing fees for shared maintenance and insurance.
Do townhouses have to be strata titled in Victoria?
Not by rule, but in practice most townhouse developments of three or more dwellings share common property such as a driveway or services, which requires an Owners Corporation. Each townhouse still receives its own title; the Owners Corporation owns and maintains the shared areas.
Is Torrens title better than an Owners Corporation title?
Neither is universally better — it depends on the site. Torrens titles avoid Owners Corporation fees and shared governance, which many buyers find attractive, but an Owners Corporation is the appropriate structure where a development has genuinely shared driveways or services. The achievable titling outcome is set by the design and layout, so it is best considered early.
This article provides general information only. For project-specific guidance, consult with qualified professionals.
SQM Architects — ABN 32 600 928 390, ARBV Reg. No. 51498. This article is general information about Victorian planning and property titling, not personal, legal or financial advice.
