How to choose the right section

When you think about building your dream home, it’s natural to focus on the house itself. But every dream home starts with the right foundation – finding the ideal piece of land. And as anyone who’s been through the process knows, choosing a section isn’t as simple as it seems. Even the most promising piece of land comes with a list of important questions to consider. Is the land truly flat, or will extra earthworks or retaining walls be required? Are there covenants or council restrictions that could limit what you can build? What about access to water, power, or drainage? These factors can have a big impact on the cost, feasibility, and design of your future home.

To shed light on the process of finding and assessing the perfect section, we caught up with Kristy Portas, New Homes Consultant from Landmark Homes Taupō. Kristy shares how Landmark guides clients in uncovering the right sites, evaluating their potential, and making confident, informed decisions – ensuring their building site is the ideal foundation for their dream home.

Finding the perfect section for your dream home can feel overwhelming, especially if you’re unfamiliar with the local market or don’t know where to start. With so many options – including hidden gems that aren’t always easy to spot – it’s easy to feel stuck or unsure. That’s where Landmark Homes can make all the difference.

Each Landmark Homes team has a deep understanding of local subdivisions, neighbourhoods, and upcoming developments. Their on-the-ground expertise means they’re often aware of opportunities that others might overlook. 

“We work closely with developers, real estate agents, and others in the industry,” says Kristy. “This means we often hear about new opportunities before they’re publicly listed. If we know what you’re looking for, we can sometimes help you secure a section before it even gets advertised.”

Once you’ve found a section that seems like a good fit, it’s time to dig deeper. Hidden issues can quickly turn what appears to be the perfect piece of land into an expensive mistake. That’s why it’s so important to approach land-buying with an experienced eye.

Buying a section is a lot like buying a car – you might like how it looks on the surface, but until you take a closer look under the hood, you won’t know if there are any issues lurking beneath. 

Kristy explains that Landmark Homes takes a truly objective approach to assessing sections. Unlike real estate agents, who focus on highlighting the positives to sell the land, Landmark’s goal is to ensure the section aligns with your vision, long-term needs, and budget. 

“We’re unbiased,” says Kirsty. “We don’t care where somebody buys their land – we just want to build them an amazing house. And we want people to have nice houses, so we don’t want them being stuck with a site that is going to cause problems or blow out their budget.”

When buying a section, there are often details that first-time buyers – or even seasoned ones – might not realise until it’s too late.

One example is section sizes changing after the title is issued. “I had a client who bought a section before the title came through, thinking it was a certain size. But after the title was issued, it ended up being smaller, which impacted what they could build,” Kristy explains. 

Developers can adjust the size of a section by up to 5%, which might not sound like much, but it can have a significant impact on your plans.

Other hidden issues could include the requirement for extra earthworks, the need for water tanks in rural areas, or soil conditions requiring additional foundation work. These are the kinds of factors Landmark’s New Home Consultants know to look for and discuss upfront, saving you from surprises down the road.

Many sections come with a set of covenants, which are rules set by developers to maintain the look and quality of a neighbourhood. 

“Covenants can be your best friend or your biggest hurdle,” says Kristy. “On one hand, they help preserve the neighbourhood’s value by ensuring a consistent standard of quality across homes. This can protect your investment in the long term. On the other hand, covenants may limit what you can build, such as the size, height, the style of your home, or the materials you can use. 

“If you’re dreaming of a specific design or layout, covenants can make or break whether that’s possible,”

Understanding these restrictions before committing to a section is essential, and Landmark Homes helps clients assess how covenants will affect their plans.

Beyond covenants, Landmark also uncovers site-specific issues like sloping land or access to utilities like water and power. “Everybody thinks their section is flat,” Kristy points out, “but generally, they’re not. It’s not until you take levels that you actually know how much fall there is.”

Looking at the bigger picture, Landmark can even research council records to check for potential future developments or subdivisions nearby. “I’ve had clients fall in love with a section, only to find out later it was part of a larger development with high-density housing planned nearby,” says Kristy. 

Understanding how a section affects your overall budget is essential, and Landmark Homes helps clients take a practical, big-picture approach.

“We encourage clients to think about their total budget and work backwards,” says Kristy. “If you’ve got a million-dollar budget and the section is $400,000, you might think you’ve got $600k left for the build. But once you factor in things like earthworks, retaining walls, and driveways, the build might actually cost closer to $700k. That means the section’s price needs to come down to keep the overall project within budget.”

This approach helps clients see the true value of a section in the context of the entire project. “At the end of the day, we want more of the budget going into the build than the section,” says Kristy. “We encourage homebuilders to negotiate the best price for the land so they’re not compromising on their house later.”

Kristy explains that involving Landmark Homes early in the process can give homebuilders a clearer picture of what’s realistic for both the section and the build. Their advice not only helps you stay on track financially but also gives you an edge when negotiating the purchase price of the land.

“Sometimes people just look at a section and fall in love with the idea of it, but they haven’t thought about what it’s really going to cost to prepare the site and get it build-ready. That’s where we can step in and give them clarity before they commit.”

Here are some of Kristy’s top tips to keep in mind as you start your search:

1. Think beyond location

While location is always important, think about how it aligns with your plans now and in the future. Consider practicalities like proximity to schools, shops, or public transport and whether these will add to your lifestyle and the long-term value of your property.

2. Look closely at the land

Every section comes with its own set of challenges, so take time to assess what you’re working with. Does the land slope, or will it need filling, retaining walls, or significant earthworks? Are there trees that need clearing? Investigate whether there could be additional foundation or drainage requirements.

3. Don’t underestimate utilities and services

Are utilities like water, power, gas, and broadband ready to go, or will you need to budget for additional connections? For rural sections, consider what’s required for water tanks, septic systems, or other infrastructure.

4. Ask questions and stay curious

Never assume – ask questions to uncover any potential issues. What’s on the title? Are there easements, stormwater concerns, or future developments nearby that might affect your plans? 

5. Understand the title

Before committing to a section, make sure you’ll get a clear title. Is it a freehold title, which gives you full ownership, or a cross-lease title, which may restrict how the property can be developed? Don’t proceed until you’re confident the title aligns with your plans.

For a detailed checklist of everything to consider when choosing your section, download Landmark Homes’ free PDF guide.

Need extra help? Contact your local Landmark Homes team today to arrange a free site visit and evaluation, and let us guide you through the process of finding the perfect land for your dream home.