What zoning applies to this Langs Beach section?

This section is zoned Settlement Zone Residential Sub-Zone with a maximum site coverage of 40% and a height limit of 8m. Zoning rules determine what you can build and how much of the site you can cover.

How big is this section?

The section is 678 m². The remaining buildable area after existing structures is 1,925 m².

Are there any natural hazards on this section?

1 natural hazard is flagged in district GIS layers (Land Instability). Always review the LIM report and consider a geotech assessment.

What title type does this section have?

The section title type is Freehold.

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Langs Beach · Whangarei

8 Aquarius Lane, Langs Beach

Land Price

$749,000

$1,105/m²

With 2-Bed Devpro 65m²

$1,048,999

With 3-Bed Devpro 95m²

$1,148,999

With 4-Bed Devpro 122m²

$1,248,999

Land area

678 m²

Zone

Settlement Zone Residential Sub-Zone

Natural Hazards

Land Instability

Water

Not available

Wastewater

Not available

Stormwater

Not available

Mortgage

No mortgage

Encumbrances

Yes

Consent Notices

None

Covenants

None

10 registered instruments on title

VLC2021-02-19

Easement Instrument2019-02-22

PSE2019-02-22

Easement Instrument2018-02-01

PENC2018-01-25

Easement Instrument2016-11-18

Encumbrance2016-11-18

Easement Instrument2016-11-18

Market position

Priced 57% above the Whangarei average.

This section$1,105/m²

Whangarei · Settlement Zone Residential Sub-Zone average$702/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 8 Aquarius Lane, Langs Beach?

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

$6,227/mo

Devpro

$5,831/mo

Saving

$396/mo

Devpro vs Building Code — the investment case

Year	If held (savings)	If sold — resale premium	If sold — total Devpro advantage
▸ 0yr	$0	$112,410	$112,410
▸ 5yr	$37,039	$143,467	$207,520
▸ 10yr	$77,742	$183,104	$319,098
▸ 20yr	$204,652	$298,257	$633,863
▸ 30yr	$328,659	$485,829	$1,015,816

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): $142,667
Energy (70% lower, inflating): $139,522
HVAC servicing (less run-time): $19,932
HVAC replacements avoided: $26,539
Total 30-year savings: $328,659

Talk to us

Talk to us about building on this section

About this section

<p>Lot 11 is a remarkable property situated on a 678 sq m section (more or less), offering breathtaking ocean views. Priced at $749,000, this stunning piece of land presents an incredible opportunity for those seeking a coastal paradise. Located within a convenient distance of 1.5 to 2 kilometres from not one, but two beautiful beaches, this lot ensures easy access to the sandy shores and tranquil waters. Additionally, the property boasts the advantage of having water, sewer, and stormwater connections already in place, making it hassle-free for future development. Furthermore, a unique feature of this lot is the camping covenant, which allows owners the privilege of camping on the site for up to two months every year. This covenant ensures that you can fully immerse yourself in the natural surroundings and enjoy a temporary getaway right on your own property.<br /><br />Contact Sandy McKenzie and Yana Bell from New Zealand Sotheby's International Realty your Coastal Specialists for more details.</p>

Site context

What surrounds this land.

Road frontage

69 m

COVE ROAD, TREEHAVEN LANE

Nearest stream

480 m

setback may apply

Nearest river

—

Nearest coast

309 m

Nearest lake

725 m

Nearest wetland

—

RMA s6 constraint if close

Rail proximity

15.7 km

Powerline proximity

9.1 km

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 480344

Deposited 2015-03-23

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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