Clients looking to build in Wanaka often ask us these questions:
1. What land is realistically available and affordable in areas I actually want to live?
-Wānaka is growing fast—There has hardly ever been a time with as many subdivisions to choose from than now. Straight from the developer is still the "cheapest" way to your new section. All newly developed subdivisions should have "good ground" to build on. Ask your developer for the geotech report.
2. What is the difference between Building Consent and Resource Consent? -In short, large scale developments like subdivisions need Resourse Consent, residential building projects inside that development need a Building Consent. Who handles the Consent Application? - The owner must apply for the BC, but they can nominate someone to do it for them. So you can nominate your designer/architect or builder, if they handle the design phase as well, to act on your behalf. That is almost always the better option as they will be able to answer any question in regards to the plans from Council, the BCA (Building Consent Authority). QLDC has a statutory 20 working days to deliver the BC. Questions from council to the designer called RFI (Request For Information) stop the clock. So you want to give them that answer as soon as possible. Your Designer is best equipped to do that.
3. What does a realistic total build cost look like for a modest 3-bedroom family home here?
I’ve heard construction costs are higher than the national average because of the remote location and demand. What’s the current $ per m² for a good quality but not luxury build? What do I need to budget for in terms of driveway, landscaping and contingencies? How much should I budget for inflation and supply chain issues?
Build prices can range from 4160.- per sqm of house (our Origin Haus) for bare house where you provide the section to 6500-7300.- as house and land packages with those sections being around 400sqm. A good-sized house with land will require around $1mio. You can think about landscaping later as long as you get the build turnkey ready to move in with a driveway to park your car on. Some builds include driveways, some offer these as a part of their landscaping package along with planting, decks, etc
4. How do I compare prices between builders or building companies?
The only way is to send the same set of plans to different builders to quote. If you're looking at house and land-packages then you must compare the prices per sqm: a simple calculation of the offering price divided by the sqm of the house. Then you have to mentally calculate in a bit of good will for the size of the land; if for the same sqm price of the house you get a larger section then that is the better deal.
5. How do I choose a good local builder or project manager who won’t disappear or go broke halfway? - Look for local companies that have been in business or been operating and working in the area for a long time and have the same type of local suppliers and subtrades working for them. Chances are they will still be there long after your build is complete and will be there for you if you encounter any issues. There are some long-standing, family-owned builders in Wanaka who have been delivering outstanding quality houses for decades.
What should I look for in contracts, fixed-price vs cost-plus, warranties, and staged payments?
6. How do I design for Wānaka’s specific climate and conditions? - Our designer/architect will work with you to cater for your needs. Our designs feature the most sensible insulation according to H1 2025. Newer regulation has removed some of the more stringent requirements.
Heatpump driven underfloor heating systems are becoming more and mor popular. The provide a more sable heat as they heat the substance of the house, the slab and walls as opposed to just blowing warm air around like a high-wall heatpump does. A log burner can add ambience and serve as a backup if the power should fail. Power failures of the grid are also becoming less and less of a concern as all our houses come standard with a 6kW solar system.
7. What are the financing realities for building versus buying an existing house?
Lucy from Custom Mortgages says: "Every bank is different, but generally the minimum deposit requirement is 10% of cost (land + build cost) for a fixed price contract OR 20% of cost (land + build cost) if it is not fixed price. Progress payments are not an issue, ideally, they match what is on the build contract and if not, you work through it with your mortgage broker/advisor. Any required valuations are completed once we have full plans and specification and in this area they usually give a positive result i.e. higher value than cost.
Long story short is that it can be a complex process, particularly for first home buyers and some banks are better at it than others. However, we are very well experienced with financing builds, and we are with the customers right through the process and in constant communication (from start to finish of the build and beyond)."
8. What are the ongoing costs and lifestyle trade-offs I’m not thinking about? - Wanaka is a great place to live. That's why it's so popular and growing so fast: You have mountains and lakes at your doorstep, Skifields, rivers, the West and East Coast is 1.5 and 3 hours away respectively. Your scenery can change from arid open spaces in Otago to dense West Coast style bush within an hour's drive. You have an international airport an hour's drive across the hill in Queenstown as your gateway to anywhere in the country and Australia. An airport bus service can get you there if you don't want to drive yourself. If you do work in Queenstown you can share a ride with other commuters.
9. Are there any future risks with the area (growth, infrastructure, environment)? Wanaka (and surrounds) are growing rapidly and regularly outpace forecasts by Council and other official bodies. Infrastructure is constantly being upgraded: Roads, Water, Sewer, Power. While there is no shortage of water, treatment and delivery is the challenge. Like anywhere around the country Property Rates increases are outpacing inflation. With high tourist numbers council and advocacy groups are working hard on getting more infrastructure funding from central government.
10. What does the whole timeline actually look like from finding land to moving in? - Land Purchase: If the section already has title by LINZ then it is only a matter of what settlement date you and the seller (eg the developer or owner) put in the Sale&Purchase Agreement. This can depend on your finance approval. If the subdivision is still being established then you need to ask the developer. Your Real Estate agent should also be able to tell you that date. This is often approximate. Make them show you a finished site profile of the section. Flat and level with the road is preferred as it keeps your earthwork costs down. The developer must obtain a geotech report for the whole subdivision which should also show your particular section.
Design phase can take anywhere from 3 months to 12 months depending on how complicated a design you instruct the architect or designer to develop. Simple = Low cost, Complicated = High Cost which should be self-explanatory. Involve your preferred Builder in the Design Phase, he/she will be able to provide pointers on cost.
HausBau and Home Design Vault have plans on hand that can be ready for BC within 10 working days. This is a good option if you want an architecturally designed home that has a predetermined cost structure (read: good value for money) and is ready to go.
Construction Phase: Again, the simple rule applies, the more complicated and outside the Standards (NZS 3604) and the more engineering there is involved, the longer it will take.
A house like our Origin Design has a projected build time of 3 months, while highly engineered designs can easily take 12 months or more.
Wanaka does not really have a "Building Season" but houses get build year-round. That being said, Autumn and Winter can add weather delays, but usually no more than the occasional day. Concrete costs go up in the winter as additives are needed to ensure the timely curing of the concrete.
Again, talk to us right from the start, we're able to advise on your specific project. In general, if you're paying a mortgage on the land already then it's typically best to start building asap no matter the season.