NSW home types: semi-detached dwelling (semi)
What is a semi-detached dwelling? In NSW planning, it's a dwelling on its own lot that's attached to only one other dwelling (Standard Instrument Dictionary). New semis often start as a side-by-side dual occupancy that is then subdivided.
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Video transcript
What is a semi-detached dwelling, or semi? In NSW planning, it's defined by its lot.
A semi-detached dwelling is a dwelling on its own lot of land that's attached to only one other dwelling. That's the difference from an attached dual occupancy, where both homes share one lot.
NSW Planning describes semis as side-by-side dual occupancies that have been subdivided down the middle, so each house sits on its own lot.
The Standard Instrument requires every LEP to permit semi-detached dwellings with consent in R1 General Residential, and councils can add zones. The Housing SEPP also permits them with consent in R2 across NSW, outside excluded land such as bushfire-prone land and heritage items.
One route is a CDC for an attached dual occupancy under the Low Rise Housing Diversity Code, with Torrens subdivision in the same application. Each new lot must be at least 6 metres wide, with frontage to a public road, and at least 200 m², or the LEP minimum for dual occupancy subdivision if there is one.
In an LMR area, a DA to subdivide a new dual occupancy has non-refusal standards: each lot at least 225 m² and 6 metres wide, with road frontage, and not a battle-axe lot. So semis may be a real option on an R2 site, and may be carried out as complying development, subject to a s 10.7 planning certificate and registered certifier sign-off. Some NSW Planning guidance pages still say the council's LEP must permit it, so raise this with your registered certifier early.
Check your site with SN Architects, at snarchitects.com.au.
Key points
Semis are permitted with consent in R2 across NSW, except on excluded land (Housing SEPP ss 164, 166).
In NSW Low and Mid-Rise Housing Policy (LMR) areas, a development application (DA) to subdivide a new dual occupancy has non-refusal standards of 225 m² and 6 m per lot (s 169).
As complying development, the lot needs at least 400 m² (or the LEP's dual occupancy minimum where higher) and 15 m wide at the building line, or 12 m if parking is from a lane or secondary road (Codes SEPP cl 3B.8).
Semis may be carried out as complying development, except on excluded land (Housing SEPP s 164), subject to a s 10.7 planning certificate and registered certifier sign-off.
Some NSW Planning guidance pages still say the council's LEP must permit it, so raise this with your registered certifier early.
Check your site
Check your site with SN Architects
www.snarchitects.com.au | info@snarchitects.com.au
As at and sources
General information only, not planning advice. Current as at October 2026 (Housing SEPP 2021 and Codes SEPP 2008 as in force from 11 September 2026).
Sources: NSW Legislation, https://www.legislation.nsw.gov.au
Based on content from the New South Wales Legislation website at 8 October 2026. For the latest information on New South Wales Government legislation please go to https://www.legislation.nsw.gov.au.
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Disclaimer
This is general information only, not planning, legal or financial advice, and it is not an assessment of any particular property. Planning rules change and every site is different. Before relying on it, obtain a section 10.7 planning certificate for your property and advice from a qualified town planner or registered certifier. To the extent permitted by law, SN Architects accepts no liability for any loss arising from reliance on this information. Information current as at October 2026. © SN Architects 2026.
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