DELETE - CW has created a new version (accidentally, sorry!) House & Land Packages Auckland: Your Complete Guide
Our complete guide to Auckland house and land packages explains the true costs beyond advertised prices, deposit requirements, build timelines, legal considerations and common pitfalls to avoid before buying.
Updated 22 October 2025
Summary:
Our guide covers:
- Asking for quotes and choosing a house and land package is a big job, and careful consideration is needed. Whether you're buying your first home or looking to upgrade, house and land packages bundle a section with a new build into one transaction.
- The appeal is straightforward - you avoid the hassle of separate land purchases LINK and builder negotiations, and Auckland buyers often find better value compared to established properties that are for sale.
- That said, jumping in without understanding the full picture can be risky. Package prices rarely tell the whole story.
Our guide covers:
- What is a House and Land Package, and What are the Costs
- Deposit Requirements and Finance Structure
- Build Timeline and Process
- Design Flexibility and Customisation
- Legal and Contractual Considerations
- Common Pitfalls to Avoid
- Trusted Auckland House & Land Package Providers
- Frequently Asked Questions
What is a House and Land Package?
You're buying two things at once: a section in a subdivision and the house that'll be built on it. The builder's has already signed a deal with the land developer, so they can offer you both together.
What this looks like:
What this looks like:
- One price covers your section and the build
- Most packages sit in newer subdivisions spreading across Auckland
- Standard house designs with room for modifications
- Be aware, the deposit structure works differently from existing homes bought via a real estate agent (as we outline below)
- The building process starts once the land title comes through, and the Auckland Council approves the plan
Understanding the True Costs
In Auckland, house and land packages typically start from around $900,000, though prices can vary widely depending on where you buy, the size of the section, and what’s included in the build.
What's typically included:
Common exclusions that add to your costs:
Be Aware: Low package prices are how builders get you in the door
What's typically included:
- Land purchase LINK and conveyancing LINK
- House construction to the lock-up stage
- Standard fixtures and fittings as specified in the contract
- Building consent and associated fees
- Basic site works and service connections
Common exclusions that add to your costs:
- Driveway and hard landscaping: $8,000-$25,000
- Fencing: $5,000-$15,000
- Soft landscaping and lawns: $3,000-$10,000
- Letterbox and clothesline
- Floor covering upgrades
- Light fixtures beyond the builder's standard
- Deck or patio areas
- Retaining walls (if required)
- Any variations to standard plans
Be Aware: Low package prices are how builders get you in the door
- The profit comes later through upgrades and all those "optional extras" that aren't really optional if you want a liveable home.
- It's important to get everything documented, then add 10-15% to whatever price they're quoting for the stuff that'll pop up - additional council fees, site surprises and all the exclusions you didn't spot at first.
Deposit Requirements and Finance Structure
The financing process for a house and land package follows different steps compared to buying an already-built property, as we outline below.
Typical deposit structure:
Important: It's Critical to finalise your pre-approval before committing
Not all lenders understand house and land packages - some won't approve the building portion until the land's titled, which can derail your financing. In most cases, you can expect it to take 10-12 months from paying your deposit to getting keys. You'll need to plan where you'll be living during that time.
Typical deposit structure:
- 10% deposit on signing (often split between land and build portions)
- The land portion is settled first when the title is issued
- Building contract deposit due before construction starts
- Progress payments made during construction
- Final payment on completion
- First home buyers can often secure packages with 10% deposits rather than the standard 20%
- New builds are exempt from Reserve Bank LVR restrictions (as outlined by the RBNZ), providing more lending flexibility
- Some lenders offer construction loans LINK with interest-only payments during the building phase
Important: It's Critical to finalise your pre-approval before committing
Not all lenders understand house and land packages - some won't approve the building portion until the land's titled, which can derail your financing. In most cases, you can expect it to take 10-12 months from paying your deposit to getting keys. You'll need to plan where you'll be living during that time.
Can I use my KiwiSaver to help with the deposit?
Yes, you can access all funds except the $1,000 government kickstart. Our guide LINK has more details. Please be aware that the option to withdraw from KiwiSaver is available only to first-home buyers.
Build Timeline and Process
Knowing what to expect timeline-wise stops you from making bad decisions about your current living situation.
Typical timeline:
Factors affecting timeline:
Be Aware: Delays happen more often than not
Don't give notice on your rental or list your current place based on the builder's timeline. The penalties builders face for running late are weak, so there's not much incentive to finish on time. Keep a backup plan ready and budget for potentially paying double rent or needing storage.
Typical timeline:
- Contract signing to land title: 2-6 months
- Building consent: 4-8 weeks
- Construction: 4-6 months
- Total time: 8-14 months from contract signing to receiving keys
Factors affecting timeline:
- Council processing times (Auckland Council can experience delays)
- Weather delays, particularly during winter months
- Material availability and supply chain issues
- Site complexity (slopes, services, soil conditions)
- Builder's current workload and scheduling
Be Aware: Delays happen more often than not
Don't give notice on your rental or list your current place based on the builder's timeline. The penalties builders face for running late are weak, so there's not much incentive to finish on time. Keep a backup plan ready and budget for potentially paying double rent or needing storage.
Design Flexibility and Customisation
You get less flexibility than a full custom build, but most builders offer some room to move. Don't be afraid to ask - you need to be comfortable with what you're buying.
Standard choices typically available:
Common upgrades available:
Restrictions to expect:
Important: Watch what builders charge for upgrades
Standard choices typically available:
- Colour schemes and paint selections
- Flooring materials (carpet, vinyl, tile options)
- Benchtop materials
- Tapware and fixtures (within standard range)
- External cladding colours
Common upgrades available:
- Additional rooms or layout modifications
- Kitchen and bathroom upgrades
- Higher specification appliances
- Heat pump or heating systems
- Smart home technology
- Solar panels
- Additional insulation or double glazing
Restrictions to expect:
- Floor plan changes cannot affect structural engineering
- Subdivision covenants may restrict external appearance
- Some subdivisions mandate specific materials or colours
- Changes requested after consent submission require amendments (expensive and time-consuming)
Important: Watch what builders charge for upgrades
- They know you're financing through the construction loan, so they price accordingly - often well above what you'd pay sorting it out yourself later.
- Get itemised pricing on everything before signing.
Legal and Contractual Considerations
House and Land contracts lock you in, and they can be complicated - for this reason, you need proper legal advice.
Key contract elements include:
Essential legal reviews:
Be Aware: Budget $2,000-$3,500 for proper legal review
You'll need a solicitor experienced in construction contracts, not just standard conveyancing LINK. Never sign on the day, no matter how hard the builder pushes about "locking in pricing" or "limited availability" - there is too much to review and consider to make a rushed decision.
Key contract elements include:
- Sale and purchase agreement for land
- Building contract
- Deposit terms and progress payment schedule
- Completion date and liquidated damages clauses
- Variations process and pricing structure
- Dispute resolution procedures
Essential legal reviews:
- Land covenants and restrictions
- Building contract inclusions and exclusions
- Builder's warranties and guarantees
- Council consent conditions
- Body corporate rules (if applicable)
Be Aware: Budget $2,000-$3,500 for proper legal review
You'll need a solicitor experienced in construction contracts, not just standard conveyancing LINK. Never sign on the day, no matter how hard the builder pushes about "locking in pricing" or "limited availability" - there is too much to review and consider to make a rushed decision.
Common Pitfalls to Avoid
We outline the five must-know pitfalls to avoid.
Warning: Cheap packages have a reason
When a package looks suspiciously cheap compared to everything else, it's usually built on smaller sections, offers basic specifications or has a long list of exclusions. You'll need to compare like-for-like - same section size, same build quality, same actual inclusions, to make an informed decision.
- Underestimating total costs: The package price is a starting point. Budget conservatively, as exclusions and upgrades will push the actual cost above the advertised price.
- Skipping independent inspections: Get your own building inspector through at the foundation stage, frame stage, pre-plaster and completion. The builder's inspector works for them - you need someone to check for you. Our list of Auckland building inspectors LINK is a helpful starting point.
- Overlooking ongoing costs: Insurance on new builds costs more than you'd expect. Rates climb as subdivisions mature. Some developments bring body corporate fees you didn't count on.
- Rushing the decision: Take the time to compare builders, packages, and locations. Get everything in writing before you commit.
- Assuming "fixed price" means fixed: Variations happen. Site conditions change. Keep contingency money available.
Warning: Cheap packages have a reason
When a package looks suspiciously cheap compared to everything else, it's usually built on smaller sections, offers basic specifications or has a long list of exclusions. You'll need to compare like-for-like - same section size, same build quality, same actual inclusions, to make an informed decision.
Trusted Auckland House & Land Package Providers
Our list below covers packages across Auckland. We have selected these based on their history of service within Auckland, package availability and data extracted from internet reviews on Google Business, Facebook and other sources.
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Frequently Asked Questions
What's the real cost of a house and land package beyond the advertised price?
The advertised package price is just the beginning. Add $8,000-$25,000 for driveways and hard landscaping, $5,000-$15,000 for fencing, $3,000-$10,000 for soft landscaping and lawns, plus letterbox, clothesline, upgraded floor coverings, and light fixtures.
Many packages also exclude decks, patios, and retaining walls. Budget an extra 10-15% on top of the quoted price for these "optional extras" that aren't really optional if you want a liveable home. Always get an itemised list of inclusions and exclusions before signing anything.
Many packages also exclude decks, patios, and retaining walls. Budget an extra 10-15% on top of the quoted price for these "optional extras" that aren't really optional if you want a liveable home. Always get an itemised list of inclusions and exclusions before signing anything.
What happens if I want to make changes to the standard design?
Most builders allow basic customisation, such as paint colours, flooring options, benchtop materials, and standard fixtures. Structural changes, additional rooms, or upgrades like better appliances, heat pumps, or solar panels cost extra - often significantly more than if you arranged them independently.
Changes made after building consent submission are usually expensive to amend. Subdivision covenants may restrict external appearance, materials, or colours. Get itemised pricing for all variations upfront, as builders know you're financing through the construction loan and price accordingly.
Changes made after building consent submission are usually expensive to amend. Subdivision covenants may restrict external appearance, materials, or colours. Get itemised pricing for all variations upfront, as builders know you're financing through the construction loan and price accordingly.
Do I need a lawyer specifically for house and land packages?
Yes - these contracts aren't standard property purchases - you're signing both a land purchase agreement and a building contract with complex terms around deposits, progress payments, completion dates, and variations. We suggest you budget $2,000-$3,500 for a solicitor experienced in construction contracts, not just standard conveyancing. They'll review land covenants, building inclusions/exclusions, warranties, council conditions, and potential body corporate rules.
