Creston Property

20/10/2026

$100,000 FOR ONE MANHOLE? WE FOUND ANOTHER WAY.

A neighbour's opening price for two days at one manhole was $100,000.

On one of the projects we've worked on, the wastewater connection ran into a public manhole on the neighbouring property. The work there would have taken up to two days, with the fence and lawn put back at the developer's cost. The civil engineer had never seen anyone ask for more than $10,000 for an approval like that.

We'd already priced the alternative, a line along the road at roughly $30,000 to $40,000 plus GST with traffic control, and asked Watercare whether the existing 100mm pipe could take the whole development. In the end the neighbour signed for $15,000, well under the road route.

It's why we like to know who controls the route to the network, and what the alternatives cost, before anyone commits to a site.

Full write-up: https://www.crestonproperty.co.nz/resources/wastewater-connection-cost-auckland-subdivision

12/10/2026

Whether a Hibiscus Coast section can connect to wastewater before 2031 depends on one date: 15 November 2024.

We found this out while assessing a section in Matakatia. Any resource consent applied for on the Hibiscus Coast since that date comes with a condition that the site can't connect to the public wastewater network until Watercare's Army Bay plant is upgraded, currently scheduled for 2031.

In November 2024, Watercare estimated the plant had room for about 4,000 more homes, and by May 2026 more than 1,300 had been allocated. Sites that already have building consent can connect. Sites with resource consent from before 15 November 2024 but no building consent are looked at case by case, against capacity at the time.

We went ahead with the Matakatia site, and its resource consent has now been approved, including an 88m² minor dwelling and a variation to the building platform set by the original subdivision. The wastewater connection gets settled through the building consent, which we're lodging next.

If an agent tells you Watercare said a connection won't be a problem, we'd get Watercare's position in writing before it goes into your numbers.

Full write-up: https://www.crestonproperty.co.nz/resources/wastewater-capacity-hibiscus-coast-due-diligence-auckland

29/09/2026

The last time New Zealand passed legislation to replace the RMA, it lasted four months.

The RMA replacement Bills passed Parliament on 22 September. As of 29 September, Parliament's records don't show Royal Assent yet. The transition starts one month after assent, so late October 2026 if it happens this month. The government wants the whole system running nationwide by 2030.

A few things worth knowing:

• For residential RC applications lodged from the start of transition, councils must disregard glazing area, whether balconies are provided, outdoor living space, internal layout, unit size and the size of landscaped areas (except in relation to permeability). There's an exception for historic heritage protection. Building Code requirements still apply.
• From 1 January 2028 until your region switches over, councils generally can't notify a draft private plan change without a ministerial exemption. If rezoning is part of your plans, note the date. Simply lodging before then won't necessarily avoid the restriction.
• Once your region switches over, a consent-linked pathway could allow certain changes to land-use plans using standardised provisions. The consent must be given effect to first, followed by a council decision on changing the plan. It's conditional, and not available yet.

The election is on 7 November. The last RMA replacement was repealed four months after becoming law in 2023, and less than a month after the new government took office. We don't know what happens this time, so political uncertainty is part of the picture when planning around these dates.

If these standards are causing issues on your project, it's worth discussing your RC application timing with your planner.

Read the full article: https://www.crestonproperty.co.nz/resources/new-planning-laws-nz-landowners-guide

Creston Property develops, builds and sells residential projects in Auckland - plus feasibility reviews, development management and construction for landowners, investors and developers.

25/09/2026

Happy Mid-Autumn / Moon Festival! 🥮🌕

Today, we extend our warmest wishes to all of our valued Chinese suppliers, team members, partners, and community members celebrating across the globe!

The Mid-Autumn Festival is a time of togetherness, expressing gratitude, and admiring the full moon. It’s a timeless symbol of unity, harmony, and prosperity.
Wishing you and your families a wonderful festival filled with joy, good health, and plenty of mooncakes! ✨

25/09/2026

A nice little surprise arrived at the Creston office today from Fox Plumbing .👏

They sent over a great capability pack, some sweets for the team, and a little toy truck that will definitely find a good home with the kids, Ilya’s son included. 😄

It’s always great connecting with thoughtful teams in the industry. Thanks for sending this through, we’ll have a proper look through the pack and be in touch!

11/09/2026

The due diligence on our Orakei site took about two months and five specialist reports, all of it before we went unconditional - geotechnical, civil, traffic, architectural concepts and title. All five came back with a constraint on them, and none with anything that stopped the project.

A standard due diligence clause is measured in working days rather than months. On a straightforward site you can get what you need inside that window. On a complicated one you cannot, and what you missed does not show up until much later.

It is worth saying why you would take on a complicated site at all. The easy ones are easy for everyone else to assess too, so that is where the competition is. The harder ones get discounted for risk nobody has measured yet, and the reports are what turn that risk into something you can price.

What each one looked at: https://www.crestonproperty.co.nz/resources/auckland-development-due-diligence-five-reports

02/09/2026

Auckland's stormwater design standard hasn't changed since 1999. TP108 (2026) is out for feedback now - and the movement is at the rare end. In the document's own worked example, the 100-year storm goes from 200mm to 250mm in 24 hours. That's the number used for flood levels and minimum floor levels.

Feedback closes 7 September 2026. Full breakdown and the proposed depth table: https://www.crestonproperty.co.nz/resources/tp108-2026-auckland-stormwater-update

21/08/2026

🏆 Brandon Terraces has earned Silver at the 2026 Registered Master Builders House of the Year Awards!

Behind every award-winning project is a dedicated team striving for excellence. Pictured here is the incredible crew who made it all possible.
Independent judges assessed these homes in person, scrutinising every detail of the workmanship. To stand out among the region’s leading builds is a significant achievement for everyone involved.

A huge thank you to our Creston Property team and every skilled trade on site. This is what a genuine commitment to quality looks like when expert judges inspect the work.

19/08/2026

Creston Property is proud to support Hands Across the Water through the Business Blueprint Marketplace Silent Auction.

We donated our Property Development Feasibility Review, valued at $795 + GST, with the proceeds supporting Stacey Airey’s fundraising efforts for vulnerable children in Thailand.

The auction has now concluded, but the cause continues. If you’d like to support Stacey and the work of @‌handsacrossthewater_anz, you can donate directly through her fundraising page: https://www.handsacrossthewater.org.au/fundraisers/staceyairey

Our Feasibility Review is designed to give developers and landowners an early commercial view of a site, including planning and zoning, constraints and risks, development potential, high-level feasibility and commercial viability, before committing significant capital.

A great initiative from Business Blueprint, and one we’re very pleased to support.

10/08/2026

🥈 Brandon Terraces just won Silver at the 2026 Registered Master Builders House of the Year (Multi-Unit Terrace Housing category)!

Independent judges walked through the finished homes and scored the workmanship in person - and Brandon Terraces stood up against the best builds in the region.

Huge thanks to the Creston Property team and every trade who worked on site. This is what 'we deliver what we promise' looks like when someone else does the checking.