Can a property be both strata and Torrens title?

No. A property is one or the other. However, some townhouse developments that look like strata schemes are actually Torrens title — each lot includes the dwelling and its land with no shared common property. Always check the title type on the contract of sale before making an offer.

How do I find out what title type a property is?

The title type is stated on the contract of sale and the certificate of title. Your conveyancer will confirm this during the contract review. You can also search the title through your state’s land registry (e.g., NSW Land Registry Services, Landata in Victoria).

Do strata levies affect how much I can borrow?

Yes. Lenders factor strata levies into your living expenses when assessing borrowing capacity. High strata levies can reduce the amount you qualify to borrow. Special levies for major building works can also affect your serviceability.

What is a strata report and do I need one?

A strata report (or strata inspection report) is a review of the strata scheme’s financial records, meeting minutes, by-laws, and planned works. It is strongly recommended before buying any strata property. The report reveals upcoming special levies, disputes, building defects, and the health of the sinking fund. It typically costs $200 to $350.

Strata vs Torrens Title: What’s the Difference? | Realestate Lens

When buying property in Australia, the type of title determines what you actually own, what you share with others, and what ongoing obligations you have. The two most common title types are Strata Title and Torrens Title. Understanding the difference is essential before making an offer — it affects your costs, your freedom to renovate, and your long-term responsibilities as an owner.

Definition

Strata Title

Strata title is a form of property ownership where you own an individual lot (such as an apartment or townhouse unit) within a larger complex, and share ownership of common areas like hallways, gardens, pools, and driveways with other lot owners through a strata scheme.

Definition

Torrens Title

Torrens title is the most common form of freehold property ownership in Australia. You own both the dwelling and the land it sits on outright, with full control over the property and no shared ownership of common areas or mandatory body corporate fees.

Strata Title vs Torrens Title Comparison

Key Differences at a Glance

Criteria	Strata Title	Torrens Title
What you own	Your individual lot (unit) plus a share of common property	The dwelling and the land it sits on — entirely yours
Common areas	Shared with other lot owners (lobbies, gardens, pools, driveways)	No shared common areas
Body corporate / strata fees	Mandatory quarterly levies ($500 - $5,000+ per quarter depending on facilities)	None — you manage and pay for maintenance yourself
Building insurance	Covered by strata insurance (included in levies). You insure contents only	You arrange and pay for full building and contents insurance
Renovations	Must get body corporate approval for most changes, especially structural or external	You decide (subject to council DA approvals only)
Pets	May be restricted by strata by-laws. Rules vary by scheme	No strata restrictions (council rules still apply)
Parking	Allocated spaces — may be on title or common property	Your property — park however you like
Typical property types	Apartments, townhouses, villas, some duplexes	Houses, acreage, some duplexes and townhouses
Maintenance responsibility	Body corporate maintains common areas. You maintain your lot interior	You are responsible for all maintenance
Price range	Generally lower purchase price but ongoing levies add up	Generally higher purchase price but no ongoing levies

Pros and Cons of Strata Title

Advantages

Lower purchase price compared to equivalent Torrens title in the same area
Shared maintenance costs for common areas, gardens, and building exterior
Building insurance is collectively managed and often cheaper per lot
Facilities like pools, gyms, and gardens that would be unaffordable individually
Dispute resolution framework through strata legislation

Disadvantages

Mandatory strata levies that increase over time (and special levies for major repairs)
Restrictions on renovations, pets, short-term rentals, and noise
Less privacy and more shared decision-making with other owners
Risk of poorly managed strata schemes with underfunded sinking funds
Potential for disputes with neighbours or body corporate committees

If you are considering a strata property, read our body corporate guide for buyers to understand your obligations as a lot owner.

Pros and Cons of Torrens Title

Advantages

Full control over your property and land with no body corporate oversight
Freedom to renovate, extend, or modify (subject to council approval only)
No ongoing strata levies
Greater privacy and independence
Generally stronger long-term capital growth due to land value

Disadvantages

Higher purchase price, especially in inner-city areas
All maintenance and repair costs are solely your responsibility
Full building insurance must be arranged and paid by you
More work and cost to maintain gardens, driveways, and the property exterior

Other Title Types

Beyond strata and Torrens, you may encounter other title types in Australia:

Community title: Similar to strata but for larger developments with shared roads, parks, or facilities. Common in master-planned estates.
Company title: An older system (mostly in Sydney) where you buy shares in a company that owns the building. More restrictive than strata — the company can refuse sales, limit renovations, and restrict subletting.
Leasehold: You own the building but lease the land (common in the ACT and some regional areas). The lease is typically 99 years.

Frequently Asked Questions

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