Understanding Strata Plans: SP Numbers & Airspace in Australia

Learn what a strata plan (SP) is in Australia, how cubic airspace is subdivided from common property, what unit entitlements mean, and off-the-plan risks.

Open Land Fabric Admin

— 1 min read

When buying an apartment, townhouse, or commercial suite in Australia, you are not buying traditional freehold ground. You are acquiring title under a Strata Scheme governed by a registered Strata Plan (SP).

Key Rule of Strata Ownership: In a strata scheme, you own cubic airspace bounded by the inner surfaces of your walls, ceiling, and floor. The physical structure around you—including the roof, foundations, and external walls—is shared common property.

1. What is a Strata Plan?

A Strata Plan (SP) is a formal cadastral survey diagram registered with a state land registry that subdivides a physical building and its parent land parcel into individual cubic airspace lots and shared common property.

2. Anatomy of a Registered Strata Plan

An official Strata Plan registered document contains three fundamental architectural sections: Location Plan, Floor Plans, and the Schedule of Unit Entitlements.

3. Comparison: Strata Plan (SP) vs. Deposited Plan (DP)

Deposited plans divide horizontal land freehold; strata plans divide vertical 3D cubic airspace within building structures.

4. Buying Off-The-Plan: The Draft Strata Plan Trap

Inspect variance clauses, accessory lot allocations for parking/storage, and sunset dates before signing.

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