Russell · Far North
20a Florance Avenue, Russell
Listed by Emma Rich at NZSIR - Northland
Listed 4 Sept 2026 · 51 days on market · 62% below the current Far North Residential average days on market
Land Price
$495,000
$359/m²
With 2-bed Devpro 65m²
$794,999
With 3-bed Devpro 95m²
$894,999
With 4-bed Devpro 122m²
$994,999
Land area
1,380 m²
Zone
Residential
Title Type
Freehold · Fee Simple
Legal Description
Lot 2 Deposited Plan 206127
Title Area
1,380 m²
Easements
None identified
Mortgage
Yes — 1 active
Encumbrances
None
Consent Notices
None
Covenants
None
4 registered instruments on title
Aerial imagery
See the land from above.
Aerial map loads as you scroll…
Location
What's nearby.
Nearest town
Russell
≈ 627 m straight-line
Nearest supermarket
Woolworths
≈ 4.5 km straight-line
Nearest school
Russell School (Bay Of Islands)
≈ 402 m straight-line
School zone
Bay of Islands College
In-zone for enrolment — confirm the current scheme with the school
Distances are straight-line from the parcel, not drive time. Nearest town and school come from a curated dataset; supermarkets from OpenStreetMap. Switch the aerial above to Map to see the surrounding roads and town names.
Site & services plan loads as you scroll…
Can you build here?
Zoned Residential — up to 35% site coverage.
What you can build
District Plan zone
Residential
Max site coverage
35%
Max building footprint
483 m² of 1,383 m²
Of the total parcel area.
Which DEVPRO plans fit here?
Footprint against the coverage-limited maximum only — setbacks, shape and driveways matter too. We confirm what actually fits in a feasibility chat.
The ground
Natural hazards
None identified
Reticulated services · 1/3 available
Water
Not available
Wastewater
Available in road
26.9m from boundary
Stormwater
Not available
Computed from LINZ parcel + 1m LiDAR and Far North District Council GIS. A guide, not a guarantee — confirm zoning rules in the operative District Plan and review the LIM before you commit.
Your home, complete
Your home from $794,999
Indicative turnkey total — land asking price plus the entry DEVPRO build. Excludes site works (earthworks, services connections, driveway), consents and finance. Confirm a fixed price with us.
Feasibility report
What can you build here — and what will it cost?
Zone
Residential
Land area
1,380 m²
Buildability
83/100 Strong
All-in cost to a finished home
All-in cost is locked — unlock the report to reveal it.
Build on this section
Build with Devlin Property
A fixed DEVPRO™ price for this section — design, consent and a turnkey high-performance build.
Building with your own builder?
Spec DEVPRO™ into your own builder's plans for this site — we'll send the infopack as a leave-behind.
Price in context
Listed 126% above the Far North median.
Median asking price per m² across 326 active sections in Far North · Residential, as at 24 Oct 2026. Asking prices, not sales.
From the listing agent
In the words of Emma Rich, NZSIR - Northland
Rarely does a section come this ready. This 1380 sq m sloped site on Florance Ave sits just a stroll from Russell township, one of the most sought after addresses in the Bay of Islands, yet feels tucked away in its own private, bush clad pocket.
The real advantage here is what's already done for you: Resource Consent and Building Consent are both in hand, complete with architectural plans for a 180 sq m 4 bedroom home, ready to go. No lengthy council process, no guesswork, just pick up the plans and start building.
Currently cloaked in native bush, the section holds genuine potential for views over Matauwhi Bay with some judicious clearing, giving you the chance to shape the outlook to suit your build. The sloped contour lends itself beautifully to a tiered or elevated design that could capture light and water glimpses through the trees.
Walk into Russell village for your morning coffee, the wharf, and the buzz of one of New Zealand's most historic seaside towns, then come home to your own quiet retreat. Sections with consent already granted in this location, at this price, simply don't come up often.
An outstanding opportunity to secure your Bay of Islands build ready site, with a 4 bedroom home ready to build.
Contact Emma Rich at New Zealand Sotheby's International Realty for more info or to view.
Boundary lines are indicative only.
The description above is the listing agent's own wording, via NZSIR - Northland. Devlin Property's independent read — buildability, services, hazards and total cost — is in the panels above.
Site context
What shapes the build here.
Road frontage
0 m
No mapped frontage — check for a registered access easement (see the title above)
Nearest stream
477 m
Unlikely to constrain the build
Nearest coast
184 m
Coastal-environment overlay rules may apply — check the district plan
Site aspect
Falls ≈ north-east
A north-facing fall suits passive-solar orientation
Distances are from the parcel centroid to Topo 1:50k features (LINZ); site aspect is approximate, from the 1m LiDAR contours. Road frontage is a proxy — centreline intersection with parcel boundary, not a legal access measure. Confirm setbacks with a district-plan check before purchase.
Before you commit to a builder, learn what separates a home that performs from one that just looks the part.
Talk to us