Plan 120, has been kicked around the council, public and maybe even touched the odd politician. Finally the picture of the New Auckland is coming into focus. Lets be clear though, some of what is planned might not eventuate for a very looong time. With house prices for new builds almost below cost you would be brave to be developing right now.
In the long run though if you want don’t want your neighbors towering way above you avoid being within 10km of the CBD and around new train stations. Although this is no guarantee keeping abreast of changes will service you well, especially if you are not excited by the prospect of owning a very developable site.
So Where Is the Density Actually Heading?
Here’s what to keep an eye on when you’re sizing up a neighbourhood:
- Train stations: Council is looking at a “walkable catchment” of roughly 1km — about a 7 to 10-minute walk — around each major station.
- Major bus routes: Areas with strong public transport, like the Airport to Botany bus lane or the Northwestern route, are obvious candidates for future intensification.
- Building heights: Depending on the zone, developments are being scaled to 6 storeys (around 20 metres), or up to 15 storeys (50 metres) if you’re right next to town or a station.
So when exactly are the diggers rolling in?
The Reality of the Current Market
Here’s the thing — even with these zones locked in for the future, you won’t see high-rises popping up on every corner tomorrow.
The economics just aren’t stacking up right now. House prices are a bit soft, building costs are high, and there’s not much margin left for developers. Put bluntly by Hamish Firth: “I’m a professional paper shuffler, and right now the industry is shuffling a little less paper.” Council can zone for the future all it likes — it still takes the right economic conditions to actually get cranes in the air.
It’s Not All Downside Though
If you’re buying to live in, sure — keep an eye on what could go up next door. But flip it around, and this is where it gets interesting.
If you already own, or you’re looking at, a site that falls within one of these higher-density zones, that’s genuine upside sitting right there. A section that’s currently zoned for one house but rezoned for 6 or even 15 storeys is a very different asset — today and down the track.
It won’t happen overnight, and it depends on the economics turning back in developers’ favour. But if you’re thinking long-term, or you’re open to development yourself, this is exactly the kind of change worth understanding early — before everyone else catches on.
What This Means for Buyers (and Owners)
The last thing you want is to buy a house to live in, then get blindsided by what goes up next door. Equally, the last thing you want is to sell a site without realising what it could actually be worth under the new rules.
The next reoriented version of Plan Change 120 is due around August. From there it’s more public submissions in September, hearings through to early next year, and a final decision to government by mid-next year.
Do your homework either way. Get online, check plan 120 and understand exactly what’s allowed on — or around — your property.
