Thinking about buying a townhouse or semi-detached home in Melbourne? Before you sign a contract, it’s important to understand one key detail — joining walls, also known as party walls. These shared structures can be both a practical feature and a potential challenge if not properly understood.
In this blog, we will discuss what joining walls mean for property buyers, the legal and maintenance responsibilities they bring, and how a buyers advocate can help you make a confident, informed property purchase. Whether you are a first-home buyer, downsizer or investor, understanding how shared walls affect your investment can save you time, stress and money — and ensure your new home is one you will love for years to come.
What Are Joining Walls and Why They Matter in Property Purchases
Understanding Joining (or Party) Walls — The Basics
A joining wall (often called a party wall or joint wall) is a shared structure that divides two adjoining properties — typically townhouses or semi-detached homes. The wall is built along the boundary line and serves as part of both homes’ structure.
Unlike a freestanding home, where all walls belong solely to one owner, a joining wall is typically legally shared between two parties. That means each homeowner has rights and responsibilities for its maintenance, repair and integrity.
The Legal Definition and Boundaries
Under Victorian property law, a joining wall usually sits on the boundary, meaning both owners share ownership and responsibility.
Understanding where your property boundary lies — and how it’s recorded on the title — is essential before signing a contract. Your buyers advocate and legal representative can help confirm these details.
Examples in Melbourne’s Property Market
In Melbourne, joining walls are common in both areas where land is scarce and density is increasing as well as older established areas – such as Bentleigh East, Richmond, Brunswick and Hawthorn.
Benefits and Drawbacks of Buying a Property with a Joining Wall
Advantages — Affordability and Efficient Land Use
There is a lot to love about buying a property with joining walls, especially for those seeking a convenient lifestyle close to the city. Some advantages include:
- Affordability: Townhouses and semi-detached homes are often more affordable than standalone properties in the same suburb.
- Efficient land use: Shared walls allow for smaller blocks and lower land costs without sacrificing internal space.
- Energy efficiency: A joining wall can help retain heat, improving insulation and reducing energy bills.
For first-home buyers or downsizers, this combination of affordability and efficiency can be particularly appealing.
Drawbacks — Noise, Privacy and Shared Responsibility
Of course, shared living comes with trade-offs. Potential drawbacks include:
- Noise transfer: Even well-constructed joining walls may allow some sound to pass through.
- Privacy concerns: Living closer to neighbours can reduce your sense of personal space.
- Maintenance obligations: If the wall requires repairs, both owners are generally responsible for the cost.
Key Legal and Maintenance Considerations for Joining Walls
Shared Responsibility and Maintenance Agreements
When you share a wall, you also share responsibility for its upkeep. This typically includes structural maintenance, waterproofing and repair of any damage that affects both properties.
A well-written maintenance agreement between neighbours can help avoid disputes. It should clarify:
- Who organises repairs
- How costs are divided
- What process to follow in case of damage or urgent repairs
Legal Advice Before Purchase
Before signing your contract, it’s essential to seek legal advice to understand the implications of owning a property with a joining wall. A property lawyer or conveyancer can review the title documents and check for any easements, shared maintenance clauses or boundary restrictions.
Even the smallest oversight could affect future renovations, fence replacements or insurance claims — so getting professional guidance upfront is well worth it.
Insurance and Boundary Disputes
Because joining walls are shared, property insurance can be more complex. Some policies may only cover the section of the wall physically located within your property boundaries.
If a dispute arises — for example, over who pays for cracking or water damage — your insurance company and legal advisor can assist.
The Role of a Buyers Advocate in Evaluating Properties with Joining Walls
Why Engage a Licensed Professional
When purchasing a home with joining walls, engaging a licensed buyers advocate can make all the difference. As licensed professionals, advocates specialise in identifying risks and uncovering details often missed in standard property inspections.
They don’t just find properties — they evaluate properties comprehensively, considering the structure, boundary conditions and any shared features that may affect long-term ownership.
How a Buyers Advocate Assesses Structural and Legal Factors
A buyers advocate collaborates with your building inspector, legal representative and other experts to ensure no stone is left unturned. They will:
- Review planning and title documents to confirm boundary placements
- Flag potential disputes or shared access issues
- Recommend further building inspections if a joining wall shows cracks or moisture damage
- Help interpret maintenance obligations before purchase
This process ensures you buy with confidence, not assumptions.
Essential Inspections and Evaluations Before Buying
Building Inspection Focus Points
A building inspection is non-negotiable when purchasing a property with joining walls. Inspectors should pay close attention to:
- Cracks, separation, or bowing along the shared wall
- Moisture penetration or signs of dampness
- Foundation movement affecting the wall’s stability
- Roof or gutter junctions where water could seep between properties
Request a detailed written report and make sure your buyers advocate reviews the findings before you proceed.
Evaluating Noise and Structural Integrity
While visual inspections are essential, you can also test sound transfer by simply clapping or speaking near the wall during an open home. If you can clearly hear noise from the neighbouring property, it may suggest inadequate insulation or a lightweight structure.
In some cases, adding soundproofing or insulation may be possible, but it’s worth factoring in the potential cost before purchase.
How to Access Building and Planning Records
You can access property plans and building approvals through your local council or Landata Victoria. These documents reveal where the joining wall sits in relation to the boundary and whether it complies with current building regulations.
Property Advice for Melbourne Buyers Considering Shared Wall Homes
Suburbs Where Joining Walls Are Common
Townhouses and semi-detached properties are becoming increasingly popular in Melbourne’s middle and inner suburbs. Common locations include:
- Bentleigh East and Carnegie for modern townhouse developments
- Footscray, Brunswick and Northcote for character semi-detached homes
- Preston and Heidelberg for mixed contemporary builds
Each area offers lifestyle and affordability advantages — however joining walls remain a consistent consideration.
Market Value and Future Resale Potential
Properties with joining walls can offer strong investment potential, particularly in high-demand suburbs. However, resale value may depend on:
- Quality of construction and insulation
- Condition of the shared wall
- Soundproofing and privacy levels
- Clarity of ownership and boundary documentation
Buyers who understand and manage these aspects often enjoy solid growth and fewer resale complications.
How Buyers Advocates Help Secure the Right Property
A buyers advocate brings not just negotiation skills but insight. They know which developments are well-constructed and which to avoid and can access off-market opportunities that aren’t publicly listed.
Buying Smart When Walls Are Shared
Recap: What to Ask Before You Buy
If you are considering a property with joining walls, keep this checklist in mind:
- Have you reviewed title documents and boundary plans?
- Have you obtained a professional building inspection?
- Do you understand shared maintenance responsibilities?
- Have you sought legal advice before signing?
- Are you comfortable with potential noise or privacy trade-offs?
When to Walk Away
Sometimes, the best decision is to keep looking. Red flags might include:
- Visible cracking or structural movement along the joining wall
- Unclear ownership or boundary documentation
- Previous disputes between adjoining owners
- Signs of moisture, mould or dampness
If any of these arise, your buyers advocate can guide you through negotiation or recommend stepping away from purchasing the property..
Partner with Experts for Confidence
If you are considering buying a townhouse or semi-detached property in Melbourne, Inview Property Group can guide you every step of the way — from evaluating properties with shared walls to managing negotiations and ensuring a stress-free property purchase.
Reach out to our friendly team today for trusted, independent property advice that helps you buy with confidence.
A licensed buyers advocate ensures you purchase a property that fits both your lifestyle and long-term investment goals. Our role is to protect your interests, simplify the process, and help you make decisions backed by knowledge — not guesswork.
By Lynda McNeill
