What zoning applies to this Russell section?

This section is zoned Residential with a maximum site coverage of 35%. Zoning rules determine what you can build and how much of the site you can cover.

How big is this section?

The section is 1,580 m². The remaining buildable area after existing structures is 1,433 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.

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Russell · Far North

Lot 3 Florance Avenue, Russell

Land Price

$425,000

$269/m²

With 2-Bed Devpro 65m²

$724,999

With 3-Bed Devpro 95m²

$824,999

With 4-Bed Devpro 122m²

$924,999

Land area

1,580 m²

Zone

Residential

Natural Hazards

None identified

Council services

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

Title Type

Freehold · Fee Simple

Legal Description

Part Deposited Plan 4415

Title Area

1,776 m²

Easements

None identified

Mortgage

No mortgage

Encumbrances

None

Consent Notices

None

Covenants

None

3 registered instruments on title

Discharge of Mortgage2024-07-31

TSM2024-05-30

Mortgage2024-05-30

Market position

Priced 16% above the Far North average.

This section$269/m²

Far North · Residential average$231/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 Lot 3 Florance Avenue, Russell?

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

$4,546/mo

Devpro

$4,318/mo

Saving

$228/mo

Devpro vs Building Code — the investment case

Year	If held (savings)	If sold — resale premium	If sold — total Devpro advantage
▸ 0yr	$0	$83,250	$83,250
▸ 5yr	$26,927	$106,250	$157,304
▸ 10yr	$57,517	$135,605	$245,721
▸ 20yr	$164,201	$220,887	$507,430
▸ 30yr	$267,982	$359,801	$829,112

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): $81,990
Energy (70% lower, inflating): $139,522
HVAC servicing (less run-time): $19,932
HVAC replacements avoided: $26,539
Total 30-year savings: $267,982

Talk to us

Talk to us about building on this section

About this section

Take advantage of this fantastic opportunity to secure a spacious 1,580sqm (more or less – subject to title being issued) freehold section in Russell. With a prime location just moments from the town centre and stunning beaches, this section is the perfect foundation for your dream home or holiday getaway. Listed at $425,000, this generous parcel of land offers ample space to create your own slice of paradise in one of New Zealand's most desirable coastal towns. Russell is the ideal setting for those who want to enjoy the best of both worlds – a tranquil lifestyle with access to world-class fishing, golden beaches, and the charm of a historic town. Whether you’re building a permanent home or seeking a relaxing retreat, this location provides endless possibilities. Two adjacent lots are also available for sale. Don’t miss out – get in touch today for further details!

Site context

What surrounds this land.

Road frontage

62 m

FLORANCE AVENUE, HOPE AVENUE, RUSSELL WHAKAPARA ROAD

Nearest stream

—

setback may apply

Nearest river

—

Nearest coast

—

Nearest lake

—

Nearest wetland

—

RMA s6 constraint if close

Rail proximity

—

Powerline proximity

—

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

—

Survey class

—

I is tightest, V is loosest

Survey marks near parcel

Best condition: reliably placed

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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