Torrens title = each dwelling sits on its own legal parcel, with its own certificate of title, no strata, no body corporate, no shared insurance. This differs from:

• Community title - shared common property, ongoing corporation, cheaper to subdivide but less liquid on resale.
• Strata title - shared building elements, strata fees, body corporate. Common for townhouses and units.

Torrens title is the gold standard for resale value and rental flexibility. It is also the hardest to get approved.

• Minimum lot size: varies by zone. Most Adelaide General Neighbourhood zones require 300 sqm per resulting lot, some require 400+.
• Minimum frontage: typically 12 - 15m per resulting lot for a side-by-side. Battle-axe (front + rear) needs 8-9m access.
• Setbacks: front, side and rear setbacks apply to each dwelling independently.
• Private open space: each dwelling needs its own compliant courtyard, usually 24-36 sqm per dwelling depending on zone.
• Off-street parking: 1-2 spots per dwelling depending on bedroom count.
• Solar access: rear dwellings must not overshadow the front dwelling more than the zone allows.

For a typical side-by-side torrens-title dual occ (2 x 3-bed homes, ~180sqm each) on a 700-800sqm inner-suburb block:

• Build cost: $780,000 - $1.25M for both dwellings turnkey.
• Subdivision + civil works: $90,000 - $180,000 (surveys, driveway crossovers, service separations, sewer/water/power).
• Design + planning + private certifier: $28,000 - $55,000.
• Council contributions + open-space levy: $12,000 - $35,000 depending on council.
• New title creation fees: $2,500 - $4,500.
• Demolition (if KDR): $22,000 - $45,000.

Total end-to-end: roughly $940,000 - $1.55M depending on block condition and dwelling spec.

• Prospect, Nailsworth, Sefton Park, Broadview - inner-north infill sweet spot. 650-750sqm blocks, good resale.
• Payneham, Woodville, Findon, Semaphore - inner-west & north-east. Good subdivision stock, strong end-user demand.
• Salisbury, Elizabeth Vale, Smithfield - value plays. Larger blocks, lower entry, thinner resale margin.
• Old Reynella, Christies Beach, Morphett Vale - southern KDR belt. Larger blocks, coastal demand.
• Torrens-title tricky: character overlay suburbs like Norwood, Unley, Malvern. Duallies exist but demolition is heavily controlled.

• Buying a block without a survey - overhanging trees, encroachments, sewer alignments can kill the plan.
• Choosing a builder who has done one dual occ, not fifty. Subdivision + torrens-title conveyancing is a specialty.
• Underestimating the timeline - a good dual occ takes 18-30 months end-to-end (approvals + build + title).
• Forgetting that both homes are on the market when you sell - if one is poor quality, both sit longer.
• Skimping on independent inspections at frame, lock-up and handover. Builder incentives are misaligned on duallies.