The ultimate guide to buying a new build off-plan in NZ

Renders are sneaky. Clever angles, tiny furniture and wide-angle lenses can make even a shoebox look palatial. Ask for the actual internal dimensions of the home – not just a pretty floor plan. Most new build townhouses are around 4.0 – 4.5 metres wide, and once you add in a staircase and furniture, every centimetre counts. Comparing room sizes to your current place (or measuring your furniture) is a good way to sanity-check whether it’ll work for how you live.

Storage is one of the first things to get sacrificed in tight townhouse designs – but it’s a huge part of liveability. When you’re looking at plans and renders, ask:

• Where will the linen go?
• Are bathroom cupboards big enough for all the bottles and bits?
• Is there a proper pantry, or just a single cupboard?I
• f there’s no garage, where do bikes / camping gear / sports stuff live?

If you can’t see it on the plans, assume it’s not there.

A surprising amount. Standard ceiling height in NZ is 2.4m, but many new townhouses go up to 2.55m or even 2.7m. Higher or vaulted ceilings (especially upstairs) can make a compact home feel brighter, bigger and less “townhouse-tunnel-y”.

If ceiling height isn’t specified, ask. You can’t change this easily later.

Terraced new build homes don’t always have the luxury of windows on all sides, so smart window placement is key. Look for:

• Big windows in living areas to bring in natural light
• Windows positioned to avoid direct views into your neighbours’ homes
• A good balance of light and privacy in bedrooms and bathrooms.

Ask for actual window sizes on the plans, not just the renders.

Most new builds will come with double glazing, which is great for warmth. If peace and quiet is high on your wish list, ask about acoustic glazing in bedrooms and living spaces.

For intertenancy walls, ask:

• What system are they using (double-frame, central barrier or mass walls)
• What’s the STC rating?

NZ building code requires at least STC 55 – that should muffle loud conversations, but if you really value quiet, look for something in the 60s.

It’s not just internal walls that matter – outdoor spaces can get noisy too, especially when everyone throws open their ranch sliders in summer.

Ask whether exterior doors off living areas are recessed (set back from the intertenancy wall). This simple design trick helps reduce noise transfer and gives you more privacy on your deck or patio.

If you’re buying on a unit title or cross-lease, you’ll usually pay annual body corporate fees or if it’s a freehold title, a residents’ society fee. These fees typically cover:

• Building insurance
• Maintenance of shared areas (driveways, gardens, playgrounds)
• Shared utilities (like water or power to common areas)

Costs vary, but $4,000–$6,000 a year is common.

Make sure you understand what's included and what isn't, how often fees are reviewed and whether you might be asked to pay extra if big repairs are needed.

Build these costs into your budget from day one.

New builds are very well insulated, which is brilliant in winter… and can be a bit sweaty in summer if the design hasn’t allowed for decent ventilation and cooling. Check for:

• Shading on big north- or west-facing windows
• Heat pumps or air-con on upper levels where bedrooms are
• Windows that allow cross-ventilation.

These are expensive to fix later.

You can’t “test-drive” your exact townhouse, but you can do some solid stalking.

• Visit some of the developer’s previous projects in person
• Ask for the original renders and floor plans for those projects, and compare them to what was actually built
• If you’re feeling brave, knock on a few doors and ask owners about the build quality, if there have been any issues or repairs, how good the soundproofing is and anything they wish they'd known before before.

Good developers will happily provide detail. If they’re vague or evasive, that’s a red flag.