Section 32 framework
Strata courtyards + common property
Courtyards, balconies and outdoor spaces in strata buildings can be on-title, exclusive-use common property, leased common property, or licensed common property — and the differences materially affect price, what you can build, and resale. Victorian Owners Corporations Act 2006, Subdivision Act 1988, and Sale of Land Act 1962 framework.
7 suburb guides cover this Section 32 framework across Victoria.
OC Lease vs Licence vs Exclusive Use: How Apartment Buyers Decode Common Property Rights
Owners Corporations grant common property three different ways — lease, licence, or exclusive use. Each has very different protections, fees, transfer rights, and resale impact. Side-by-side comparison and Section 32 detection guide.
The Fenced-In Common Property Trap: When Your 'Backyard' Belongs to the Owners Corporation
Fences, gates and gardens around your unit imply private ownership — but in many older Victorian unit blocks, the fenced area is common property. What you can do, what you owe, and what happens at resale.
Buying an Apartment Courtyard: A Pricing, Negotiation and Conversion Playbook
Courtyards add real value — but how much depends on whether you'll own it, lease it, license it, or merely use it. Pricing premiums by ownership type, five negotiation levers, and how to convert common property into your lot.
Renovating an Apartment Courtyard in Victoria: Approvals Map for Decks, Pergolas, Sheds and Hot Tubs
Three approval gates apply to apartment courtyard improvements: Owners Corporation, council planning, and building permit. Which you need depends on the project AND the ownership type. Project-by-project approvals matrix.
Courtyard Licence vs Ownership: What Apartment Buyers Must Know
That ground-floor courtyard might not be yours. Many are licensed from the Owners Corporation — not owned. Here's how to tell and why it matters.
Common Property vs Your Lot: What You Actually Own in an Apartment
Balconies, courtyards, car parks, storage cages — some are yours, some belong to the OC. Here's how to read your plan of subdivision to find out.
Buying a Ground Floor Apartment in Victoria: Pros, Cons, and Contract Traps
Ground floor units often come with courtyards, but also with unique risks — flooding, security, licence terms. Here's what to check in the Section 32.
Other Section 32 frameworks
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