January 2026
Executive Summary
This report provides a comprehensive analysis of Secure Electronic Registries Victoria (SERV), the private operator of Victoria’s Land Titles and Registry functions. It addresses key questions regarding SERV’s ownership structure, the range of services it provides, and the specific land registry functions the Victorian Government has retained since the 2018 privatisation. SERV operates under a 40-year concession, managing critical economic infrastructure while the government maintains significant regulatory oversight and control.
(A) Ownership of SERV
SERV is wholly owned by Aware Super, one of Australia’s largest superannuation funds, which represents over 1.3 million members, including many public sector employees such as nurses and teachers [1]. This ownership structure positions SERV as a privately operated entity with a mandate to deliver long-term returns for its members, while also managing essential public infrastructure.
The transition to private operation began in 2018 when the Victorian Government granted a 40-year concession to First State Superannuation for $2.86 billion [2]. The entity initially operated as Victorian Land Registry Services (VLRS) before rebranding to SERV in 2021 [3]. Aware Super, which emerged from the merger of First State Super and other funds, now holds the entire concession.
Recent reports from The Australian Financial Review in December 2025 indicated that Aware Super had initiated a strategic review of its investment in SERV, with sources suggesting a potential sale of up to a 50% stake in the business, which is currently valued at approximately $3 billion [4].
| Ownership Milestone | Details |
|---|---|
| 2018 | First State Superannuation acquires 40-year concession for $2.86 billion. |
| 2021 | Rebranded from Victorian Land Registry Services (VLRS) to Secure Electronic Registries Victoria (SERV). |
| 2022 | Aware Super assumes full ownership. |
| 2025 | Reports of a strategic review and potential partial sale of Aware Super’s stake. |
(B) Range of Services Provided by SERV
SERV delivers a wide array of services centred on the management of the Victorian Register of Land and the dissemination of property information through its proprietary platforms. These services are critical to the functioning of Victoria’s property market, supporting professionals, government agencies, and the public.
Core Land Registry and Information Services
The primary function of SERV is the secure and efficient processing of over one million property transactions annually. This includes maintaining and updating land titles within the Victorian Register of Land and providing secure document lodgement for both industry professionals and individuals.
SERV also operates LANDATA®, the official online portal for Victorian property information. Through LANDATA®, users can access a variety of search products and information, as detailed in the table below.
| LANDATA® Service Category | Specific Offerings |
|---|---|
| Title & Property Information | Victorian Land Title searches, property certificates, and statutory products. |
| Survey and Plan Information | Copies of plans, survey information, and historical aerial photos. |
| Valuation and Sales Data | Property sales information and land valuations. |
| Water and Planning | Water Register share entitlements and planning certificates. |
Specialised Data and API Products
Beyond core registry functions, SERV has developed a suite of data-driven products designed to provide actionable insights and streamlined workflows for businesses and government.
- SERV Alert: A subscription-based service that allows organisations to monitor their property portfolios and receive proactive notifications of any activity on specified titles.
- SERV Verify: A real-time verification service that confirms property ownership and proprietor details directly from the authoritative Victorian Register of Land, ensuring data accuracy.
- SERV Retrieve: Provides high-volume, real-time access to property ownership data through scalable APIs that can be integrated directly into business systems.
- Digital Register Search Statement: A fully digital version of the Certificate of Title, supporting the transition to a paperless environment.
- Authenticity Token Verification: A security feature that allows users to confirm that digital land title information has been sourced directly from the Victorian Register of Land.
SERV also offers custom business solutions, partnering with organizations to build bespoke data-driven tools and secure APIs tailored to their specific needs.
(C) Land Registry Functions Retained by the Victorian Government
Despite the privatisation of the operational aspects of the land registry, the Victorian Government retained ownership and control over several essential functions to ensure public oversight and safeguard the integrity of the system.
The government’s retained functions are managed by Land Use Victoria and include:
- Subdivisions and Application & Survey: The authority over land subdivision processes, survey applications, and the maintenance of surveying standards remain under government control.
- Valuer-General Victoria: This independent authority continues to be responsible for all government property valuations, ensuring impartiality in transactions involving public land.
- Land Information and Spatial Services: The management of the state’s foundational spatial data and land information systems is still a government responsibility.
- Government Land Advice and Coordination: The state provides advisory services for government land matters and coordinates between various agencies.
- Victorian Government Land Monitor: A system for monitoring and managing government-owned land.
Crucially, the Registrar of Titles remains a statutory officer of the state, holding an oversight role over the private operator, SERV, to ensure compliance with all legislative and contractual obligations [5].
Regulatory and Price Control Mechanisms
The Victorian Government has implemented several mechanisms to protect the public interest. The state retains full control over the prices for all statutory land registry services, and any price increases for non-statutory services provided by SERV are capped at the Consumer Price Index (CPI) [5]. This framework is designed to prevent excessive fee hikes and ensure that essential services remain affordable.
The 40-year concession term also ensures that the land registry functions will revert to public hands in 2058, providing a long-term horizon for public ownership.
Conclusion
The privatisation of Victoria’s land registry has resulted in a hybrid model where a private operator, SERV, manages the day-to-day operations and commercial services under the ownership of Aware Super. This arrangement allows for private sector investment and innovation in technology and service delivery. However, the Victorian Government has retained critical oversight functions, including price controls, regulatory enforcement through the Registrar of Titles, and direct management of core government land administration services. This structure attempts to balance the efficiency of a private operator with the public interest safeguards of government control, a balance that continues to be a subject of public and political scrutiny.
References
[1] Aware Super. (n.d.). About Us. Retrieved from https://aware.com.au/member/about-us
[2] ABC News. (2018, August 27). Victoria gets $2.86 billion in ‘outstanding deal’ to privatise Land Titles and Registry office. Retrieved from https://www.abc.net.au/news/2018-08-27/victoria-privatises-its-land-titles-and-registry-office/10169056
[3] SERV. (n.d.). About SERV. Retrieved from https://servictoria.com.au/about-serv/
[4] The Australian Financial Review. (2025, December 11). Aware Super calls in bankers at the $3b Victoria land titles registry. Retrieved from https://www.afr.com/street-talk/aware-super-calls-in-bankers-at-the-3b-victoria-land-titles-registry-20251211-p5nmsc
[5] Premier of Victoria. (2018, August 27). Land Use Victoria Proceeds Deliver Infrastructure Boost. Retrieved from https://www.premier.vic.gov.au/land-use-victoria-proceeds-deliver-infrastructure-boost-0