A new duplex in NSW is usually sold either as Torrens title, where each half has its own separate title and no owners corporation, or as strata title, where the two halves form a small strata scheme and share decisions and some costs. Check which one you are buying before you sign, because it changes your rights, your insurance and what you can do with the property.
Duplexes are now everywhere in suburbs like Padstow, Revesby, Penshurst and Seven Hills. Since NSW's low and mid rise housing reforms took effect in 2024, dual occupancies are allowed in most low density residential zones across Greater Sydney, and older homes on suitable blocks are regularly being replaced with two new dwellings.
Two duplexes can look identical from the street and be held in completely different ways. This guide explains the four title types you will meet in NSW and what to check for each.
The four title types at a glance
| Torrens title | Strata title | Community title | Company title | |
|---|---|---|---|---|
| What you own | The land and the building on your lot | Your lot, plus a share of common property | Your lot, plus a share of community property | Shares in a company that owns the building |
| Owners corporation or body | None | Owners corporation | Community association | Company board |
| Shared levies | No | Yes, usually small for two lots | Yes | Yes |
| Building insurance | You arrange your own | Usually arranged by the owners corporation | Depends on the scheme | Arranged by the company |
| Approval to renovate | Council only | Council, and the owners corporation for common property | Council and the scheme's rules | Council and the company board |
| Common for duplexes? | Yes | Yes | Rare | No |
| Where you see it | New duplexes, houses | Duplexes, townhouses, apartments | Estates with shared roads or parks | Older apartment blocks |
Torrens title duplexes
With Torrens title, the original block is subdivided into two lots and each half gets its own certificate of title. You own your land and building outright. There is no owners corporation, no strata levies and no shared meetings.
Torrens title is usually the simplest to own and is often preferred by buyers and lenders. You still share a wall with your neighbour, so check:
- Easements and covenants on the title, such as shared drainage or rights of way
- The party wall, and who is responsible for it
- Dividing fences, which fall under the Dividing Fences Act 1991 (NSW)
- That the subdivision is registered. If it is not, you are buying land without its own title yet, and the contract will have a sunset date
Strata title duplexes
With strata title, the two halves form a two-lot strata scheme under NSW strata law. Each owner holds a lot, and some parts of the property, such as the roof, external walls or driveway, may be common property owned by both.
The two owners together are the owners corporation. Small two-lot schemes have some relaxed rules, but you still have by-laws, shared decisions and shared responsibility for common property. If you and your neighbour disagree about a repair, it can be harder to resolve when there are only two votes.
Before you buy a strata duplex, check:
- The strata plan, to see exactly what is your lot and what is common property
- The by-laws, especially on renovations, pets and parking
- The building insurance, and whether it is in place and adequate
- The levies, even if they are small or informal
- The strata records, which may be very thin in a new two-lot scheme. See our guide to strata reports in NSW
Community title
Community title is used for estates where owners share facilities like private roads, parks or pools. It is governed by the Community Land Development Act 2021 and the Community Land Management Act 2021. You own your lot and contribute levies to a community association that manages the shared areas.
It is rare for a standalone duplex, but you may see it in a master-planned estate in places like Edmondson Park or the north-west growth areas. Read the management statement, which sets out the rules for the whole estate.
Company title
Company title is an older form of ownership, mostly found in apartment blocks built before strata title arrived in NSW in 1961. You buy shares in a company that owns the building, which gives you the right to occupy a unit.
You will not usually see it with a duplex. If you do come across company title, expect the board to approve you as a buyer, and expect some lenders to ask for a larger deposit or decline the loan.
Buying a newly built duplex: the extra checks
A brand new duplex comes with a few documents that an established home does not. Ask for these before you exchange.
| Document | What it shows | Why it matters |
|---|---|---|
| Occupation certificate | The building is approved to be lived in | Without it, the dwelling may not be legally occupied and lenders may not settle |
| Home Building Compensation Fund certificate | Builder's insurance for defects if the builder dies, disappears or becomes insolvent | Protects you against major defects for a limited period after completion |
| Registered subdivision or strata plan | Each half has its own title | If not registered, you are buying off the plan with a sunset date |
| Section 10.7 planning certificate | Zoning, flood, bushfire and other controls | Confirms what affects the land |
| Development consent and conditions | What was approved | Shows if anything was built differently to the approval |
NSW's Home Building Act 1989 also gives statutory warranties on residential building work, and those warranties pass to later owners. We explain how long they last and what they cover for your purchase.
Buying from a developer or owner-builder
Many duplexes in Padstow, Revesby and Georges River are built by small developers or by owners who knock down the family home and build two. That is not a problem in itself, but:
- Check whether the seller is a licensed builder, a developer using a licensed builder, or an owner-builder
- Ask for the insurance certificate that applies to that situation
- Read the special conditions closely. Developer contracts often limit your rights to claim for defects or to delay settlement
Selling a duplex you built
If you built a duplex and are selling one or both halves, the contract needs the title documents, the planning certificate and the right insurance details attached. Getting these together early avoids delays when a buyer's conveyancer starts asking questions.
Common questions
FAQs
Is Torrens title better than strata for a duplex?
Torrens title is usually simpler to own and is often preferred, because there is no owners corporation. Strata title is not bad, but you share decisions and some costs with your neighbour.
How do I know which title type a duplex has?
The contract and title search will show it. A strata duplex will have a strata plan with "SP" in the plan number. Torrens lots are usually in a deposited plan, shown as "DP".
Can a strata duplex be changed to Torrens title?
Sometimes, but it means ending the strata scheme and registering a new subdivision. It needs both owners to agree and usually council approval.
Do I need a strata report for a two-lot duplex?
It is worth checking the strata records, but in a new two-lot scheme there may be very little to find. The strata plan, by-laws and insurance matter most.
What is a dual occupancy?
It is the planning term for two dwellings on one lot, such as a duplex. It can later be subdivided into Torrens or strata title.
Can you help if I am buying a duplex off the plan?
Yes. We review the sunset date, the plans and the special conditions, and explain your 10 business day cooling off period for off the plan contracts.
Sources: Strata Schemes Development Act 2015 (NSW) · Community Land Development Act 2021 (NSW) · Home Building Act 1989 (NSW) · NSW Government: low and mid rise housing
City Peak Conveyancing acts on NSW property only. This page is general information, not advice about your circumstances.