What’s the First Step in Developing My Property in Auckland?
You’ve got a section in Auckland - and you’re wondering if you can build something on it.
Maybe subdivide and build yourself a new home? How about a duplex? Or even townhouses?
You’re not alone. Every week, we hear from property owners just like you. They’ve got land, a bit of capital, and plenty of ambition, but no clear starting point. It’s easy to get overwhelmed by council rules, conflicting advice, and the fear of wasting money going in the wrong direction.
Let’s simplify things. If you want to develop your land, the first real step is understanding your site’s development potential. That means more than a quick call to a builder; it means properly assessing the planning rules, infrastructure, and access constraints that shape what you can (and can’t) do with your property.
Understand What Your Site Can Do
Zoning (What the Council wants built there)
Zoning is your starting point. It tells you what the Auckland Unitary Plan allows on your land - how many dwellings, how tall, how much outdoor space is required, and what the permitted building coverage is etc.
The most common residential zones in Auckland are:
• Single House Zone (SHZ):
Allows for one main dwelling and a minor dwelling per site, typically 2-storey houses with larger plots of land, and low-level intensification.
• Mixed Housing Suburban (MHS):
Allows two or more dwellings per site, typically 2-storey developments, with generous yard requirements and moderate intensification.
• Mixed Housing Urban (MHU):
A step up in intensity—typically supports up to 3 storeys. Good for terrace housing or compact townhouses.
• Terrace Housing and Apartment Buildings (THAB):
High-density zone supporting up to 5-7 storeys in some areas. High-level intensification.
Start by checking your zoning using Auckland Council’s GeoMaps. Then cross-reference with the Unitary Plan Viewer to read the planning rules for that zone.
Also check for overlays (which you can do here) - like volcanic viewshafts, aircraft noise areas (MANA) or heritage overlays. These can restrict or override what’s normally allowed in your zone.
Infrastructure (The Hidden Costs Under Your Feet)
Zoning tells you what the rules allow, but infrastructure determines what’s feasible.
Here’s what to look for:
• Stormwater & Wastewater Connections:
Are there existing public pipes nearby? Can you connect to them easily? Is your stormwater going to flow downhill? If not, you could be facing expensive infrastructure upgrades, or worse, council rejection.
Use GeoMaps to identify nearby pipe locations and check the Watercare Developer Info page for connection guidance.
• Capacity Constraints:
Some areas of Auckland, particularly older suburbs, may not have sufficient capacity in the wastewater system to handle new development. Recently, Watercare have even announced publicly that a number of suburbs have constraints that will limit sites entirely from development. Watercare and Healthy Waters may also require on-site detention or upgrades, especially in flood-prone areas.
Use the Watercare Geomaps to check if your site is situated in an area with limited network capacity.
• Water, Power and Fibre:
You’ll also need to consider water, electricity and telecommunications connections. Watercare, Vector and Chorus can advise on what’s needed, but it’s also good to engage a civil engineer early for advice.
This part is often overlooked. We’ve had clients get excited by zoning, only to hit a wall when they discover a 6-figure infrastructure bill they hadn’t budgeted for, such as upgrading an electrical transformer.
Site Access & Vehicle Movements
Vehicle access is another critical piece. Auckland Transport requires safe, compliant vehicle crossings and driveways.
Here’s what they’re looking for:
• Minimum driveway widths depending on the number of dwellings
• Sufficient visibility from the road (especially on busy streets)
• Separation from intersections and other crossings
• On-site turning space (ideally no vehicles reversing out onto the street)
If you’re planning more than a few units, expect AT to get involved, and they don’t compromise easily. You can find guidance on AT’s Vehicle Crossing Application page.
Why This Matters
One of the most expensive mistakes you can make as a new developer is starting with design before you fully understand the site constraints.
We’ve seen it happen too many times - someone pays for architectural concepts or builders’ quotes, only to find out they can’t subdivide due to slope, access issues, or underground pipe restrictions.
By doing the groundwork first, you protect yourself from nasty surprises and set your project up for success. You’ll know how many dwellings are realistic, how much development might cost, and how long the process is likely to take.
Helpful Tools & Resources
• Auckland Council GeoMaps – zoning, infrastructure maps, downloading GIS data for CAD
• Unitary Plan Viewer – planning rules by zone
• Unitary Plan Overlays – zoning, overlays
• Watercare Building and Development – wastewater and stormwater info
• Watercare GIS Viewer – water and wastewater capacity constraints
• Auckland Transport Vehicle Crossings – driveways and access requirements
• Property File Request – previous consents, drainage plans, and site records
Our Take
People often rush into property development with half the picture. They think that if their land is zoned “Urban,” they can build five townhouses. But council rules, infrastructure and vehicle access requirements can quickly throw a spanner in the works.
That’s why we always recommend starting with a Feasibility Report. It’s not just paperwork, it’s your decision-making foundation. It gives you a clear, objective assessment of your site’s potential before you spend a cent on drawings or applications.
Ready to Get Started?
Our reports include:
• A zoning and planning review
• Infrastructure and servicing assessment
• 3D CAD images visualising the proposed development
• High-level cost and profit estimate
• A development roadmap tailored to your site
For $5,000 + GST, you’ll walk away with clarity, confidence, and a solid plan.
👉 Click here to learn more and get your feasibility underway.
