04/08/2025
653ใก West Auckland Site: A Rare Urban Zoning Opportunity
This 653ใก site in West Auckland has recently been rezoned from the traditional Single House Zone to the more development-friendly MH Urban Zone under PC78. This presents an excellent opportunity for small-to-medium developers looking for a feasible, council-aligned project.
๐ Key Feasibility Highlights
๐น Mild slope: The site rises gently (2m height difference, slope 1:18), meaning minimal excavation and lower retaining wall costs.
๐น Straightforward service connection: Both stormwater and wastewater mains run directly through the site, allowing easy connections without requiring neighbour consent.
๐น No Watercare capacity restrictions: The site is outside the Watercare-serviced limitation zone, meaning developers can build up to 9 units without needing a network capacity assessment.
๐น No flooding: This area is flood-free โ simplifying design and consent requirements.
๐น Dense underground services: There are existing public services beneath the site, which could lead to higher foundation or bridging costs. Early technical investigation is recommended.
๐นZoning advantage โ act fast:
Now classified under the Urban Zone, the site qualifies for MDRS (Medium Density Residential Standards). You can build up to 3 standalone homes immediately, under the current PC78 legislation.
โ However, the government is currently reviewing the MDRS policy โ this could be the last chance to subdivide under these rules.
๐น Ideal for family homes: The site is not near the motorway, providing a quiet, suburban feel โ perfect for stand-alone dwellings.
๐ Suggested Development Plan & Cost Estimate
๐ Proposal: 3 two-storey standalone homes
๐ก ~170ใก floor area each, 4 bedrooms + study + garage + extra car park
๐ Consent Stage (6โ8 months)
ใ๐ฐEstimated Cost: $120,000
ใIncludes Resource Consent (RC), Building Consent (BC), Engineering Plan Approval (EPA)
๐จ Construction Stage (8โ10 months)
ใ๐ฐEstimated Cost: $1,600,000
ใIncludes subdivision, new titles, site works, construction, CCC
๐ Total Timeline: approx. 1.5โ2 years
๐ต Total Cost: approx. $1.7M (incl. GST, excludes land, finance & sales costs)
๐ Notes:
โ
Estimate includes all council fees, drawings, professional reports, construction, and title works, etc
โ
Consent phase includes CCTV, TOPO, planning, architectural design,landscape design, civil/traffic report, etc
โ
Construction estimate is based on our turn-key building contract; owner-managed construction may lower the cost
โ
Subdivision portion includes infrastructure contributions, utilities, public works, legal fees, etc
โ
This is a feasibility-stage estimate โ final budget depends on project specifics
๐ฉ Message us if you'd like more info, a copy of the site plan, or to explore other development options.
