Waiau PaAuckland, New Zealand — what you can build here, and what it costs
Waiau Pa has 401 address-bearing parcels across 3 zones; the middle one is 27,107 m². 49.1% of them are Rural: Mixed Rural. A new dwelling attracts $14,730 in council contributions for 65.6% of the suburb (2026/27). 65.6% of parcels touch at least one mapped flood layer.
- Parcels401with a street address · 1968.5 ha
- Median site27,107m²all parcels · middle half 2,840–46,527 m²
- Dominant zone49.1%Rural: Mixed Rural
- Contributions$14,730per new dwelling (2026/27)
Every figure on this page is measured from the source registers named beside it, for the whole suburb — not for any one address. Site-specific answers need the parcel itself. Which parcels count as Waiau Pa: LINZ address attribution — a parcel belongs to the suburb if it contains at least one address point whose suburb_locality is this suburb. No radius, no drawn boundary: the database holds no suburb/locality polygon layer. The median site is the middle of all 401 of them, commercial and reserve included; residential-zoned parcels on their own median 2,504 m². Data as at .
Zoning
What Waiau Pa is zoned
3 zones cover Waiau Pa; Rural: Mixed Rural holds 49.1% of its parcels. The zone decides the height, coverage and yard rules below — and it is the first thing that changes what a site is worth building on.
- Rural: Mixed Rural 49.1%
- Rural and Coastal Settlement 28.7%
- Rural: Rural Coastal 22.2%
| Zone | Parcels | Share of parcels | Share of land | Median site |
|---|---|---|---|---|
| Rural: Mixed Rural | 197 | 49.1% | 59.7% | 41,857 m² |
| Rural and Coastal Settlement | 115 | 28.7% | 1.6% | 2,504 m² |
| Rural: Rural Coastal | 89 | 22.2% | 38.7% | 45,524 m² |
Source: Auckland Unitary Plan (Operative in Part). Each address-bearing parcel is assigned the zone covering the largest share of it (same rule as the site report). Shares are given both by parcel count and by land area. standards[].notes is an internal audit trail, not page copy — do not display it; standards[].activity_over_note is the opposite, it is written for readers and explains the permitted dwelling count. Both weightings are printed because they disagree on purpose: share of parcels is how many owners a rule applies to, share of land is how much ground it covers — one large reserve outweighs a whole street on the second and barely registers on the first. The headline figures on this page use share of parcels.
Rules
The permitted envelope in each zone
What you can build as of right, before any resource consent. Exceeding any one standard turns the project into a consent application — it does not make it impossible, it makes it discretionary.
-
Rural and Coastal Settlement
- Maximum height
- 8 m
- Height in relation to boundary
- 2.5m + 45 deg
- Front yard
- 3 m
- Side & rear yard
- 1 m
- Building coverage
- 35%
- Impervious surface
- —
- Minimum lot size
- —
- Dwellings permitted
- 1
Source: Auckland Unitary Plan (Operative in Part) — indicative, coded by Feasify from the plan text. A dash means the plan sets no such standard for that zone (an apartment zone has no minimum lot size, a business zone has no recession plane) — it does not mean we could not find one. Heights are in metres, never storeys: the plan regulates metres, and dividing one by an assumed floor-to-floor would be our number, not the plan's. Overlays (heritage, viewshaft, special character, height variation) can tighten or relax every line above, and they are parcel-specific: check the site itself before designing to these numbers.
Development contributions
What the council charges per new dwelling
A one-off charge levied at consent stage, per household equivalent unit (HUE). It is the largest council cost most people never see coming — and it is set by where the site sits, not by what you build.
| Activity | Funding area | Level | Per HUE |
|---|---|---|---|
| Community infrastructure | Rural South West | Local | $392 |
| Reserve acquisition | Rural South West | Local | $1,269 |
| Reserve development | Rural South West | Local | $2,955 |
| Stormwater | Other Auckland | Local | $5 |
| Transport | Rural South | Local | $6 |
| Community infrastructure | Auckland wide | Regional | $646 |
| Reserve acquisition | Auckland wide | Regional | $441 |
| Reserve development | Auckland wide | Regional | $25 |
| Transport | Auckland wide | Regional | $8,991 |
| Local subtotal | $4,627 | ||
| Regional subtotal | $10,103 | ||
| Total per dwelling | $14,730 | ||
Not one price for the whole suburb — every rate paid inside Waiau Pa:
- $14,730263 parcels · 65.6% Auckland wide, Other Auckland, Rural South, Rural South West
- $15,751138 parcels · 34.4% Auckland wide, Manukau South, Rural South, Rural South West
Auckland Council development contributions per additional dwelling (1 HUE), resolved per parcel from the 2025 policy funding areas. Parcels in the suburb are grouped by their funding-area combination; the headline is the combination covering the most parcels. breakdown itemises that headline combination by activity and funding area — the rates add up to the headline figure, they are not shares of it. Development contributions are one-off per-HUE charges levied by Auckland Council at consent stage; shown here at 2026/27 invoice-year rates under the 2025 policy funding areas, one dwelling = 1 HUE (reductions for small/multi-unit dwellings per Schedule 2). The council's invoice is definitive. Existing dwellings on the site are credited — a two-into-three development pays for the net additional units, not all three. Rates rise each policy year.
Schools
Enrolment zones covering Waiau Pa
Percentages are the share of Waiau Pa parcels that fall inside each school's enrolment zone. A zone boundary can run down the middle of a street, so treat this as the suburb's shape — the address decides.
| School | Type | EQI | Share of Waiau Pa in zone |
|---|---|---|---|
| Rosehill College | Secondary (Year 9-15) | 473 | 100.0% |
| Waiau Pa School | Full Primary | 428 | 100.0% |
| Waiuku College | Secondary (Year 9-15) | 476 | 100.0% |
| Te Hihi School | Full Primary | 450 | 0.2% |
Schools sited inside Waiau Pa: Waiau Pa School.
Source: Ministry of Education school and enrolment-zone registers. Schools whose enrolment zone covers part of the suburb, and schools physically located in it. EQI = Ministry of Education Equity Index (lower = fewer socio-economic barriers). Deciles were discontinued in 2023 and are deliberately not shown or back-derived. vintage is the date the school roll and zone data itself is current to — not the date this page was generated. EQI is the Ministry's Equity Index — a lower number means students face fewer socio-economic barriers. It replaced deciles in 2023 and we do not back-calculate the old ones. Zones change; schools with no zone enrol from anywhere and do not appear here. This is coverage, not a ranking — we publish no school quality score on this page.
Flood exposure
How much of Waiau Pa is mapped as flood-affected
- Floodplain 65.6%
- Modelled 1% AEP inundation extent (rivers and overland flow).
- Flood-prone 51.6%
- Topographic depressions with no outlet, where water ponds.
The two layers overlap, so these do not add up to the figure on the left — a parcel can sit in both.
Share of address-bearing parcels in the suburb whose boundary intersects each mapped Auckland Council flood layer, and the share touching at least one of them. The two layers overlap, so the shares do not add up — read any_layer as 'touches at least one'. Intersecting does not mean the whole site floods: depth and extent vary within a parcel.
Source: Auckland Council flood plains and flood-prone areas, both layers. "Touches" means any part of the parcel meets a mapped layer — most affected sites are affected at one corner, not throughout, and the maps model overland flow rather than record past floods. This is not a flood assessment and it is not the same thing as insurability.
Now do it for your own site
Everything above is the suburb. Feasify runs the same registers against a single parcel — zone and overlays, the envelope you can actually build, contributions, hazards, rent and the report you can hand to a client.
Check an address →Before you build or buy, Feasify.