Finding the right section is exciting, but it’s also where some of the most expensive building mistakes begin. A section that looks perfect can hide costs that blow out your budget before you’ve drawn a single plan. We’ve assessed plenty of sites, including some very tricky ones, so here’s what we check before you sign anything.
Thinking about a section? We’ll come out and look at it with you before you buy.
1. Slope and site access
A sloping section can give you great views, but it usually costs more to build on. Retaining walls, specialised foundations and extra earthworks add up quickly.
What to check:
– How steep is the site, and where would the house realistically sit?
– Can trucks, concrete pumps and machinery reach the building area?
– Where will water run during heavy rain?
A flat, easy-access section can save tens of thousands compared with a difficult one, so it’s worth having an expert look at the site before you commit. Got a tricky site? This is what we do. We’ve worked through plenty of steep, awkward and hard-to-reach sections, so our design and build experts can talk through your options and what will work.
We’re not here to turn you away from a tricky site. We know people fall in love with a location or a view, and our approach is a home built around you. So instead of telling you to walk away, we’ll show you what it takes to build there and what it’s likely to cost.
2. Services: water, power, wastewater and internet
Never assume services are connected just because the neighbours have them.
What to check:
– Is there a connection for water, power, stormwater and wastewater at the boundary?
– If not, how far away is the nearest connection, and what would bringing it in cost?
– If there’s no mains wastewater, will you need a septic system, and is there space for one?
– Is fast internet available at the address?
Connection costs can be a surprise line in your budget, so get quotes early.
3. Soil and ground conditions
What’s under the surface affects your foundations, and your foundations affect your budget.
What to check:
– Ask whether a geotechnical report already exists for the section or the area.
– Look for signs of soft ground, fill or past land movement.
– Consider ordering a site-specific geotechnical report before you buy, or make your purchase conditional on one.
Poor ground doesn’t mean you can’t build, but it can mean deeper piles or engineered foundations. You want to know that before you pay for the land.
4. Covenants, easements and council rules
These are the hidden rules that decide what you’re allowed to build.
Covenants are conditions on the title. They can limit house size, materials, colours, fencing or even building style.
Easements give others the right to use part of your land, for example for a shared driveway or underground pipes. You usually can’t build over them.
Council rules (zoning and the district plan) control height, how close you can build to boundaries, and how much of the section you can cover.
What to check:
– Read the title and any covenants carefully, and have your lawyer review them.
– Look up the council’s rules for the zone the section sits in.
– Ask the council for a LIM report, and check for flood, coastal or other hazard overlays that could affect where and how you can build.
5. Orientation, sun and wind
Two identical sections can make very different homes. A section that faces the sun lets you design a warmer, drier, cheaper-to-run house. A shaded or very exposed one takes more effort to get right.
What to check:
– Where does the sun hit at different times of day?
– What are the prevailing winds?
– Will neighbouring buildings or trees shade you?
This is where good design pays off. Our in-house design team can show you how a home could sit on your section to make the most of the sun and shelter from the wind.
6. The total cost, not just the land price
A cheaper section isn’t always cheaper once you add earthworks, retaining, services, specialised foundations and consent costs. Compare sections on the total cost to build, not just the purchase price.
A simple pre-purchase checklist
– Walk the site at different times of day
– Have an expert assess slope, access and rough site costs
– Confirm services at the boundary and get connection quotes
– Check ground conditions or order a geotechnical report
– Have your lawyer review covenants and easements
– Order a LIM report and check council zoning and hazard information
– Add all site costs to your building budget before deciding
Let us look at it with you before you sign
The best time to bring in an expert is before you buy, not after. One of our experts will visit the section with you, check the slope, access, services and likely ground conditions, and give you an honest view of what it could cost to build there. Assessing the costs on tricky sites is something we do all the time, and we’ve done it many times before. As design and build experts, we can talk through your options and what will work on your section. No pressure, no obligation.
Or call 0800 456 456. We have teams across New Zealand.
Still looking for the right section? Talk to your local Design Builders partner. We have access to a range of sections and good connections with local real estate agents, so we can help you find land that suits the home you want.
