Auckland / New Zealand residential property development terms

A financial and practical test of whether a development is worth doing after costs, revenue, finance, risk, and time are considered.

The investigation period used to verify title, planning, site, services, finance, legal, tax, and market risk before committing to a site.

The estimated total sale revenue of the completed dwellings before selling costs, tax, debt repayment, or other deductions.

A calculation that works backwards from revenue and development costs to estimate the maximum land price that may still achieve the required margin.

A measure of profit compared with development cost or revenue, depending on the method used. The method must be clearly stated.

Money set aside for uncertain costs, design changes, site conditions, consent requirements, market movement, and construction risk.

Costs paid while the developer holds the site or project, such as interest, rates, insurance, utilities, security, and maintenance.

A council approval that may be required when the proposed activity or development does not meet planning rules or triggers consent under the plan.

Council approval that building work can proceed based on submitted plans and specifications showing Building Code compliance.

A Land Information Memorandum containing council-held information relevant to a property.

A council file that may include historic building consents, plans, drainage records, CCC information, and correspondence.

The official land title record showing ownership and registered interests affecting the land.

A registered right for someone to use part of land for a purpose such as access, drainage, services, or support.

A private legal restriction or obligation recorded against land that may control use, design, subdivision, or other matters.

A notice registered on title, often linked to subdivision consent conditions or ongoing obligations.

An Auckland Unitary Plan area classification that sets the base planning framework for land use and development.

A site-specific planning layer that can add extra rules or assessment matters, such as heritage, character, hazards, ecology, or coastal matters.

A defined planning area with extra or different provisions for that location.

The planning classification of an activity under the relevant plan, which helps determine consent pathway and council discretion.

An activity that may proceed without resource consent if all relevant rules and standards are met.

A planning activity status where consent is required and the plan controls what council can consider. Exact effect must be checked for the site.

A planning activity status where council assessment is restricted to matters stated in the plan. Exact effect must be checked for the site.

A planning activity status that can involve broader council discretion. Exact effect must be checked for the site and proposal.

A higher-risk planning status that requires specialist planning advice and site-specific assessment.

A resource consent process risk where affected parties or the public may be notified, depending on council assessment and legal/planning advice.

A council charge that may apply to development to help fund infrastructure. Exact amount and applicability must be checked with council.

A limitation in water, wastewater, stormwater, roads, access, power, fibre, or other networks that affects feasibility or design.

A resource consent for creating new lots or titles where required.

A title structure often involving units and common property. Exact obligations and suitability must be checked with a lawyer and surveyor.

A land title structure where the owner owns the land parcel, subject to registered interests and restrictions.

A title structure where owners often share ownership of the land and lease their flat/area. Development changes can be legally complex.

A contractual milestone indicating the works are sufficiently complete under the contract, subject to the exact contract terms.

Code Compliance Certificate, issued by council when it is satisfied completed building work complies with the building consent.

The legal completion of a property sale, usually involving payment, transfer, lender/lawyer actions, and handover obligations.

A sale agreed before completion, often used to support funding or reduce sales risk. Terms must be checked by lawyer/lender.

A meeting with council or consultants before lodgement to discuss issues, information needs, and application pathway.

Request for information. A formal or informal request asking for more detail before a decision can be made.

Assessment of Environmental Effects, commonly prepared for resource consent applications to explain effects and mitigation.

The number, type, and sale/rental output of dwellings or lots the site may support after constraints are considered.

Testing how profit and margin change when costs, sale prices, interest, delays, or yield change.

An offer subject to conditions such as finance, due diligence, title, LIM, planning, or building inspection.

An estimate of the property's current value before development. Confirm basis with the valuer.

An estimate of the project's value when completed according to stated assumptions. Confirm basis with the valuer.

A lending measure comparing loan amount with project cost. Exact treatment depends on the lender.

The developer's cash or capital contribution required before or during the project.

A staged release of loan funds, often linked to valuation, QS certification, invoices, or construction progress.

A person who coordinates feasibility, consultants, approvals, budgets, programme, decisions, reporting, sales, and handover for the developer.