Survey Plan
An official plan prepared by a licensed cadastral surveyor that defines the legal boundaries and dimensions of a property.
What is a Survey Plan?
A survey plan (also called a cadastral survey plan) is the official map that defines where one property ends and the next begins. In New Zealand, survey plans are prepared by licensed cadastral surveyors and deposited with LINZ, where they become part of the permanent land record.
The certificate of title references the survey plan by number (e.g. 'Lot 1 DP 12345', where DP stands for Deposited Plan). This plan shows the exact dimensions and shape of the property, the location of boundaries, and the relationship to neighbouring properties and roads.
Survey plans are created when land is first brought under the Torrens system, when land is subdivided, or when boundaries need to be formally redefined. For cross-lease properties, the relevant plan is a flats plan, and for unit titles, it's a unit plan.
Why It Matters for Due Diligence
The survey plan defines exactly what you're buying. If you have any doubt about where the boundaries are — for example, if fences don't seem to align with the property edges, or if there's a dispute with a neighbour — a surveyor can peg the boundaries based on the deposited plan.
Boundary disputes are among the most common and costly property disagreements in New Zealand. Checking the survey plan against the physical boundaries before buying can save you significant expense and stress.
How to Check
Survey plans are held by LINZ and can be ordered online through the Landonline system. The plan number is referenced on the certificate of title. Your lawyer can obtain the relevant plan as part of due diligence.
If you need to confirm boundaries on the ground, engage a licensed cadastral surveyor to locate and peg the boundary marks.
Frequently Asked Questions
How much does a boundary survey cost?
A boundary identification survey (pegging the corners of your property) typically costs $1,500-$4,000 depending on the size and complexity of the site. A full cadastral survey for a new subdivision costs significantly more — often $10,000-$30,000+.
Does the fence line always match the legal boundary?
No. Fences are often placed approximately, and over time they can shift or be rebuilt in slightly different positions. The legal boundary is defined by the survey plan, not the fence. If you suspect a discrepancy, get a surveyor to check.
Related Terms
Boundary
GlossaryThe legal line that defines the edge of a property, as set out on the registered survey plan held by LINZ.
Certificate of Title
GlossaryThe official legal document registered with LINZ that proves who owns a property and records all registered interests affecting it.
Flats Plan
GlossaryA registered diagram showing the building footprints and exclusive-use areas on a cross-lease property.
Unit Plan
GlossaryThe official survey plan registered with LINZ that defines individual units, common property, and accessory units in a unit title development.
Subdivision
GlossaryThe process of dividing a single piece of land into two or more separate titles, each of which can be independently owned and sold.
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