The Property Development Process in Auckland: Step-by-Step Guide
Thinking about developing your land in Auckland? Whether it’s adding townhouses to the back of your property, subdividing a large section, or tackling a multi-unit infill development, understanding the process is critical.
It’s not just about drawing plans and calling a builder. Successful development means navigating zoning rules, council consents, engineering constraints, and market forces, all while keeping your budget and timeline in check. It’s no easy feat.
To see the process that we guide our clients through here at I Am Developer, download a copy of Our Process Document.
It’s not just about drawing plans and calling a builder. Successful development means navigating zoning rules, council consents, engineering constraints, and market forces, all while keeping your budget and timeline in check. It’s no easy feat.
Below is a step-by-step breakdown of the property development process, tailored for Auckland’s planning environment.
1. Site Feasibility: What’s Possible, and What’s Profitable
Before any design work or consent lodgement, you need to know two things:
1. Can I develop this site under the current rules?
2. Will it actually be profitable? (this could be capital, equity gains, or additional cashflow)
A professional Development Feasibility Report helps to start answering these questions. It’s one of the most important documents in the entire process, and yet it’s often skipped by first-time developers.
Here’s what it typically includes:
• Zoning analysis: What does the Auckland Unitary Plan allow for your site? Are you in Mixed Housing Suburban, Urban, or Terrace Housing and Apartment zone? Each has different density rules.
• Overlays and restrictions: Is your site affected by floodplains, volcanic viewshafts, heritage protection, or other overlays that restrict development?
• Infrastructure access: Can you connect to stormwater and wastewater infrastructure? If not, the costs may be significant, or the development may be unviable.
• Yield potential: How many dwellings could realistically fit on the site while complying with height to boundary, setback, outlook, and outdoor living rules?
• High-level costings: A high-level cost estimate not just of construction costs, but all project costs from start to finish. Don’t forget things like design and consenting costs, utility operator costs, development contributions, legal fees, Council application and processing fees, finance costs, etc.
• Projected revenue and margin: Based on recent sales data, how much could each unit sell for? What does that mean for your profit margin?
2. Concept Design: Shaping Your Development Vision
Once the feasibility stacks up, it’s time to develop a concept design.
At this stage, you’ll work with an architect or designer to:
• Plan site layout (driveways, turning circles, unit positioning)
• Maximise sun, privacy, and functionality
• Work around planning controls like yard setbacks, height-to-boundary controls, and permeable surface requirements
• Align the design with market expectations — are you targeting first-home buyers, investors, downsizers?
The goal here is not to finalise every detail, but to arrive at a strong, buildable concept that will form the basis of your resource consent application.
3. Resource Consent (RC): Gaining Approval to Develop
Most residential developments in Auckland need a resource consent, unless your project complies with every single rule in the Unitary Plan, which is rare.
Here’s what’s involved:
• Planning Assessment: A planner prepares an Assessment of Environmental Effects (AEE) outlining how your development aligns with the district plan.
• Architectural Drawings: Site plans, floor plans, elevations, coverage plans, shading diagrams, and landscaping plans are included.
• Engineering Input: Access/driveway, drainage, and infrastructure services must be considered.
• Specialist Consultant Input: Depending on the nature of your project or of specific site conditions, you may need other specialists on board to provide input as part of your application. This may mean a traffic engineer, arborist, ecologist, or coastal consultant etc.
• Lodgement: The full application is submitted through Auckland Council’s digital platform.
There are three types of RC processes:
• Non-notified (most common for small-medium developments)
• Limited notification (neighbours are consulted)
• Publicly notified (wider community input, more risk and cost)
Approval time: For a resource consent application this is generally 20–60 working days, depending on complexity and notification status.
4. Secure Development Finance
Once you have a clear vision and high-level feasibility in place, unless you’re cashed up, you’ll likely need to secure the funds to bring your project to life. Development finance isn’t the same as a regular mortgage — it’s typically structured in stages and tailored to suit land acquisition, design, and construction.
Here are some key points to consider:
• Talk to a Specialist Broker
General mortgage brokers often don’t understand the nuances of development lending. It’s best to engage a finance broker who specialises in property development, someone who can package your deal properly, present your feasibility, and connect you with the right lenders. In New Zealand, companies like Squirrel and are active in this space.
• Understand the Lending Criteria
Lenders will want to see your projected costs and profits (a development feasibility report helps here), proof of planning progress, pre-sales or exit strategy, and details on your development team, including your architect and builder.
• Factor in Interest and Fees
Development loans often carry higher interest rates and setup fees than traditional loans. You’ll typically only draw down funds in stages (e.g. land purchase, foundations, framing), so be prepared for ongoing lender inspections and reporting.
• Build a Strong Case
Your ability to borrow will depend heavily on the strength of your development proposal. This is where a properly prepared feasibility report and a cohesive team (architect, planner, and broker) become invaluable. A rough idea won’t cut it, you need solid numbers and a plan.
💡 Tip: Start finance conversations early, well before you actually need the lending in place. A good broker can help shape your approach before you spend too much time (and money) heading down the wrong path.
5. Detailed Documentation + Building Consent (BC)
With resource consent in hand, the next step is preparing a full Building Consent package.
This requires:
• Detailed architectural drawings: Floor plans, wall sections, joinery, and construction details.
• Engineering design: Structural design (foundations, structure, bracing etc.), civil plans (driveways, drainage etc. ), geotechnical reports (ground conditions, retaining walls etc.).
• Specification documents: Technical specifications for all products used in the build such as fire safety, insulation, cladding systems, and waterproofing etc.
• E2 risk matrix and NZ Building Code compliance documentation.
This is a technical stage and often involves multiple consultants coordinating their inputs. It’s where the bulk of the design time and cost sits, but it’s essential for gaining permission to build. The clearer and more detailed your sets of drawings are,
Approval time: 20–40 working days for processing by the council.
6. Procurement: Choosing Your Builder
With plans and consents approved, it’s time to select a builder and sign a construction contract.
Your options include:
• Tendering: Send the plans to multiple builders for pricing. Compare quotes, timelines, experience, and references.
• Negotiated contract: Engage a trusted builder early and negotiate pricing directly.
Look for builders who:
• Have experience in multi-unit residential projects
• Can show you examples of recent projects
• Are financially stable
• Communicate clearly and transparently
Often, your architect or project manager will assist with this process, or manage it entirely.
7. Construction: Bringing It All to Life
This is where months of planning finally turn into something tangible.
Construction typically includes:
• Site establishment: Fencing, erosion control, temporary access
• Earthworks and drainage: Cut and fill, retaining, underground services, etc.
• Foundations, framing, roofing, cladding, windows
• Interior fitout: Kitchens, bathrooms, finishes
• Inspections: Council checks critical stages throughout the build process
• Final CCC (Code Compliance Certificate) issued once all work complies
While delays are unfortunately common, from weather to supply issues to design variations, good project management here is key. You’ll want someone overseeing the process, managing communication, and keeping your budget under control.
8. Subdivision & New Titles (If Applicable)
If your development involves multiple dwellings on new titles, you’ll also go through a subdivision and title issuing process.
This process can be pretty complicated and deserves its own blog post, but to keep it simple, the key steps include:
• On-site works: This includes the installation of all the underground services (wastewater, stormwater, power, data, and water) as well as vehicle access (driveway, vehicle crossings etc).
• 223 Certificate: Requires the preparation of LT plans by a licensed cadastral surveyor and submitted to Council
• 224c Certificate: Issued by the council once all conditions of subdivision are met.
• LINZ lodgement: Your surveyor and solicitor will lodge the necessary documents to issue new titles.
Only once titles are issued can buyers settle on the properties, or lenders refinance based on the new legal lots.
Final Thoughts: It All Starts with Feasibility
The development process is complex. It’s full of technical steps, tight compliance rules, and high financial stakes.
The biggest risk for most first-time developers? Jumping in without a proper feasibility study. That’s where overcapitalisation happens. That’s when consents get declined. That’s when months (and tens of thousands of dollars) are wasted.
If you’re thinking about developing in Auckland, whether it’s one unit or fifteen, start with a clear plan, grounded in real data. Our Development Feasibility Reports give you just that.
