What Are Paper Roads -and Why Do They Matter?
27th June, 2025
If you’ve ever looked at land in regional NSW, you might have heard of a paper road. But what is it, exactly?
A paper road is a road that legally exists on land titles and maps but hasn’t been built. These roads were often planned in the 19th or early 20th century, but many were never developed. As a result, they can appear on property boundaries but be invisible on the ground.
While some people use these roads as tracks or driveways, problems arise when that access is blocked or legally unclear.
A Real Example from Tarana
A recent case in Tarana, near Lithgow, highlights the risks. A couple had lived on their rural property for 17 years, using a nearby paddock for access. When the land was sold, the new neighbour stopped that access. Their only fallback? A paper road -steep, unmaintained, and unsafe. Council said it would cost over $250,000 to make it usable.
Where Crown Lands Comes In
Most paper roads in NSW are owned by the NSW Government, managed by an agency called Crown Lands. This department looks after a huge amount of public land, including unused road corridors.
Just because a paper road exists near your property doesn’t mean you’re allowed to use or upgrade it. Even if you’re willing to pay for works like grading or drainage, Crown Lands can restrict private upgrades. That’s because they’re responsible for the proper use and protection of public land.
In the Tarana case, the landowner offered to fund the roadworks herself. But without Crown Lands’ approval, she wasn’t allowed to proceed.
To see the full report on the Tarana access issue, you can read the story here.
What Should Homebuyers Do?
- Confirm Practical Access
Always check if the access to your property is legal, safe, and usable -not just shown on paper.
- Know Who Manages the Road
Find out whether the access road is under Council or Crown control. Each comes with different responsibilities.
- Check for Easements
If access crosses private land, you may need a registered easement to secure legal use.
- Get Professional Advice Early
Your conveyancer can help identify any access issues before contracts are signed.
At Bangalow Conveyancing, we work with purchasers and vendors across NSW to make sure access issues like paper roads don’t become major roadblocks. We can review your contract, investigate title records, and explain who’s responsible for access.
Whether you’re buying, selling, or just unsure, we’re here to help.
📞 Contact us on 02 6687 0548 today for practical, local legal advice on rural property access.
If you found the information in this blog post helpful, check out our other regularly updated blog posts.
