What zoning applies to this Mangawhai section?

This section is zoned Coastal Residential (e.g. Mangawhai) with a maximum site coverage of 30%. Zoning rules determine what you can build and how much of the site you can cover.

How big is this section?

The section is 894 m². The remaining buildable area after existing structures is 896 m².

Are there any natural hazards on this section?

No natural hazards are currently flagged against this section in district GIS layers. Standard geotech checks are still recommended before purchase.

What title type does this section have?

The section title type is Freehold. There is currently a registered mortgage on the title which will be discharged on settlement. The title has a registered covenant — check the conditions before purchase.

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Mangawhai · Kaipara

31 Surf Road, Mangawhai

Land Price

$450,000

$503/m²

With 2-Bed Devpro 65m²

$749,999

With 3-Bed Devpro 95m²

$849,999

With 4-Bed Devpro 122m²

$949,999

Land area

894 m²

Zone

Coastal Residential (e.g. Mangawhai)

Natural Hazards

None identified

Council services

Live reticulated water, wastewater, and stormwater data is not yet wired in for Kaipara. Check the LIM report or contact Kaipara District Council directly.

Title Type

Freehold · Fee Simple

Legal Description

Lot 2 Deposited Plan 365063

Title Area

894 m²

Easements

None identified

Mortgage

Yes — 1 active

Encumbrances

None

Consent Notices

None

Covenants

Yes

9 registered instruments on title

Mortgage2021-04-22

DD2006-06-29

Partial Discharge of Mortgage2006-06-16

Easement Instrument2006-05-10

Covenant2006-05-10

Easement Instrument2006-05-10

Market position

Priced 88% below the Kaipara average.

This section$503/m²

Kaipara · Coastal Residential (e.g. Mangawhai) average$4,157/m²

District average computed from the active sections listed. Updated daily.

Lifetime cost · Devpro vs Building Code

What is the lifetime cost of a 4-bed home at 31 Surf Road, Mangawhai?

Section price pre-filled from this listing. Tweak the build, mortgage, and running-cost inputs to see the 30-year picture.

The build

Section price

Floor area

m²

Devpro build

= $4,098/m²

Building-code build

= $3,698/m²

Mortgage

Deposit

Term

Standard rate

Green rate (Devpro)

Devpro qualifies for green home loans (typically 1% off)

Running costs

Energy (BC, yr 1)

$/yr

Energy (Devpro, yr 1)

$/yr

Devpro uses ~70% less

Energy inflation

%/yr

HVAC replacement (today)

Heat pump + ERV supply + install

HVAC inflation

%/yr

HVAC life (BC)

Leaky envelope = HVAC works ~7× harder

HVAC life (Devpro)

Appreciation

%/yr

House+land market growth

Devpro resale premium

Realised at sale on house+land

Monthly mortgage — green-loan advantage

Building code

$4,676/mo

Devpro

$4,435/mo

Saving

$241/mo

Devpro vs Building Code — the investment case

Year	If held (savings)	If sold — resale premium	If sold — total Devpro advantage
▸ 0yr	$0	$85,500	$85,500
▸ 5yr	$27,707	$109,122	$161,179
▸ 10yr	$59,078	$139,270	$251,383
▸ 20yr	$167,323	$226,857	$517,186
▸ 30yr	$272,664	$369,526	$843,518

If held = cumulative operational savings (mortgage interest + energy + HVAC service + replacements avoided). If sold = full net-position delta. Click any row to see the five components that make up the total advantage.

30-year "held" savings — where the money comes from

Mortgage interest (green-loan 1% off): $86,672
Energy (70% lower, inflating): $139,522
HVAC servicing (less run-time): $19,932
HVAC replacements avoided: $26,539
Total 30-year savings: $272,664

Talk to us

Talk to us about building on this section

About this section

Positioned above the iconic Mangawhai Heads Surf Beach, this exceptional 894m² (more or less) site offers sweeping ocean vistas and easy access to Picnic Bay on the estuary, and the surf beach on the ocean side. Elevated, sheltered and set within an exclusive gated enclave, it provides both privacy and position with a panoramic coastal outlook. Award-winning RTA Studio has created a bespoke double-pavilion pole house for 31 Surf Road. Designed specifically for the sloping site, one pavilion hosts the open-plan kitchen, dining and living spaces, while the second contains three bedrooms and a media room. A central deck links the two pavilions, perfectly orientated to capture uninterrupted views of the sea and Head Rock. Resource Consent for the RTA design is already approved, with full architectural documentation completed and ready to lodge for building consent. Geotechnical testing, reporting and retaining-wall design are also complete, giving you a substantial head start. This is a rare opportunity to secure one of Mangawhai’s most coveted coastal outlooks — paired with a premium architectural vision ready to be realised.

Site context

What surrounds this land.

Road frontage

45 m

SANDBAR CLOSE, SURF ROAD

Nearest stream

669 m

setback may apply

Nearest river

—

Nearest coast

266 m

Nearest lake

405 m

Nearest wetland

1.9 km

RMA s6 constraint if close

Rail proximity

—

Powerline proximity

—

Adjacent DOC / protected estate

Within 84 m of protected land — Recreation Reserve (located off the end of Wintle Street, Mangawhai Heads)

Adjacency to DOC or other protected areas can trigger RMA assessment matters, including effects on ecological values and public access.

Distances are from the parcel centroid to Topo 1:50k features (LINZ). Road frontage is a proxy — centreline intersection with parcel boundary, not a legal access measure. Confirm setbacks with a district-plan check before purchase.

Survey & boundary

How well-defined are the boundaries?

Survey plan

DP 365063

Deposited 2006-01-01

Survey class

—

I is tightest, V is loosest

Survey marks near parcel

Redefinition survey

Unlikely needed

Based on plan age + survey class

Survey data from LINZ Landonline. A surveyor's boundary redefinition can cost $3–10k+ depending on site conditions — factor it in if you plan to build close to a boundary and existing marks are damaged or missing.

Aerial imagery

See the land from above.

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