Overview Title Consents Services Hazards

18 McKellar Drive

Property Research Report  |  Jacks Point, Queenstown
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1,073m²
Land Area
318m²
Floor Area
4 Bed / 3 Bath
Configuration
$3.975M
List Price
01 — Property Overview

Two Pavilions on the Ridge
Above Lake Wakatipu

Designed by Ben Hudson Architects and built by Ferguson Builders in 2024, 18 McKellar Drive is a contemporary single-level residence arranged as two linked pavilions on an elevated ridge in Neighbourhood Five of Jacks Point. The home commands sweeping views across Lake Wakatipu to The Remarkables mountain range, and has been designed to respond to the irregular site shape while maximising the relationship between indoor and outdoor living.

The property comprises a floor area of 318m² on a 1,073m² section (Lot 5001 DP 367532). It is located approximately 16 kilometres south of central Queenstown, within one of the Queenstown-Lakes district's most established resort-residential communities.

The dwelling is arranged as four bedrooms (including a master suite with ensuite, walk-in wardrobe and private deck with hot tub), three bathrooms, a powder room, open-plan kitchen/dining/living, a second living room, large scullery, separate laundry, and a mezzanine snug above the guest bedrooms. The two-pavilion layout creates sheltered outdoor courts on the north and west sides, with a steel pergola, outdoor fireplace, Vitex timber decking, and a sunken Pinot Pit extending the living and entertaining space into the landscape.

Living area with pitched ceiling, statement chandelier, stone fireplace wall and mountain views through floor-to-ceiling glazing
The Living Pavilion

Where Cedar Meets Schist

The main living pavilion brings together kitchen, dining and living in a single open-plan volume beneath a skillion ceiling with grooved panel open linings. An Escea gas fireplace anchors the space between dining and living areas, while floor-to-ceiling double-glazed panels frame the lake and mountain views to the south and west.

The kitchen is anchored by a Falcon Classic 110 Deluxe induction range in Black Brass, with Super White Calacatta Dolomite benchtops, a Schweigen silent rangehood, dual Smeg integrated dishwashers (kitchen and scullery), and a Fisher & Paykel integrated French door fridge/freezer. A Zenith HydroTap provides instant boiling and chilled filtered water, while a Liebherr dual-zone wine fridge sits within the bar module.

Property Details

At a Glance

Legal
Record of Title274145 (Identifier)
Legal DescriptionLot 5001 Deposited Plan 367532 (1,073m²)
EstateFee Simple
Land DistrictOtago
Title Issued16 August 2006
Registered OwnersMitchell Mackersy Trustees (2018) Limited, Melissa Jane Ferguson, and Robert Gordon Glen Ferguson
Valuation Number2913266200
Property
Address18 McKellar Drive, Jacks Point, Queenstown 9371
Land Area1,073m²
Bedrooms / Bathrooms4 bedrooms, 3 bathrooms, 1 powder room
Floor Area318m²
ArchitectBen Hudson Architects Limited (John Hudson, LBP #5034)
BuilderFerguson Builders Ltd (Rob Ferguson)
Structural EngineerJulian Addington (CPEng #1019730)
Year Built2024
Spaces & Layout
ResidenceOpen-plan kitchen, dining & living; second living; large scullery; separate laundry; mezzanine snug; powder room
BedroomsFour bedrooms, all doubles. Master with walk-in wardrobe, ensuite and private deck access with hot tub.
BathroomsThree bathrooms (master ensuite, guest ensuite, family bathroom) plus powder room
Garaging & ParkingDouble garaging with Dominator garage door opener; off-street parking
OutdoorCourtyard & wraparound patios; private main bedroom deck & hot tub; Pinot Pit; wood store; manicured lawns and landscaped grounds
Zoning & Rates
Operative ZoneResort Zone
Proposed ZoneJacks Point Resort
Rating Valuation$3,000,000
QLDC Rates$4,585.49 per annum
ORC Rates$1,097.09 per annum
JPROA Levy$4,924.00 + GST per annum
Market Valuation$4,200,000 (Richard Carnachan Valuations, 12 June 2025)
02 — Location & Area

Jacks Point

Jacks Point is a premier master-planned resort-residential community on the eastern shore of Lake Wakatipu, approximately 16 kilometres south of central Queenstown. The development sits between State Highway 6 (Kingston Road) and the lake, with The Remarkables mountain range forming its dramatic eastern backdrop. The community integrates residential living with an internationally acclaimed golf course, walking and cycling trails, village amenities, and direct lake access.

18 McKellar Drive is located in Neighbourhood Five, on an elevated ridge that provides commanding views across the lake and mountains. The site is accessed from McKellar Drive, which connects to the broader Jacks Point road network via Ellesmere Avenue. The property sits below road level, with the dwelling's finished floor level set at 398.5 metres above sea level, requiring retaining walls and earthworks to create the building platform.

The Jacks Point Golf Course, designed by John Darby of Darby Partners and opened in 2008, is an 18-hole par 72 championship layout consistently ranked among New Zealand's finest. It was named the country's Best Golf Course at the 2020 World Golf Awards and features in Golf Digest's 2024 World's 100 Greatest Golf Courses. The course weaves through the natural landscape of bluffs, wetlands and indigenous vegetation, with The Remarkables as a constant backdrop.

The wider Jacks Point community includes a commercial village under development near Lake Tewa, trail networks through the surrounding landscape, and is governed by the Jacks Point Residents and Owners Association (JPROA) which maintains communal facilities, roads, and design standards. Retail and services are available at nearby Remarkables Park, Five Mile, and central Queenstown. Queenstown International Airport is approximately 15 minutes' drive via Frankton, and The Remarkables ski field is around 45 minutes away.

Elevated view of the property and landscaped grounds with The Remarkables and Lake Wakatipu beyond
03 — Record of Title

Title & Instruments

The property is held on Record of Title 274145 (Otago Land District), comprising a fee simple estate in Lot 5001 Deposited Plan 367532 with an area of 1,073m². The title was issued on 16 August 2006 as part of the Jacks Point subdivision and is subject to multiple land covenants, consent notices, and easements established during the subdivision process.

Title Instruments

Registered Instruments on Title 274145

The following instruments are currently registered against the title. All instruments have been reviewed as part of this research.

Instrument Type Date Summary
6128838.2 Land Covenant 27 Aug 2004 Master land covenant established as part of the Jacks Point subdivision. Sets out the overarching development and use covenants for the community, including design controls, permitted activities, and obligations relating to the communal facilities and governance structure.
6863718.3 Land Covenant in Easement 12 May 2006 Land covenant within an easement instrument relating to the Jacks Point subdivision infrastructure. Establishes obligations for shared access, services, and maintenance of common infrastructure.
6863718.6 Consent Notice (RMA s221) 12 May 2006 Consent notice imposed under Section 221 of the Resource Management Act 1991 as a condition of the Jacks Point subdivision consent. Sets out ongoing conditions relating to the use and development of the lot.
6990995.13 Variation of Consent Notice 16 Aug 2006 Variation of Consent Notice 6863718.6, amending certain conditions of the original subdivision consent notice.
6990995.14 Variation of Consent Notice 16 Aug 2006 Further variation of Consent Notice 6863718.6, providing additional amendments to subdivision conditions.
6990995.16 Encumbrance 16 Aug 2006 Encumbrance in favour of Queenstown Lakes District Council. Relates to development contributions or infrastructure obligations established at the time of subdivision.
6990995.17 Consent Notice (RMA s221) 16 Aug 2006 Additional consent notice under Section 221 of the RMA 1991, imposing further conditions on the use and development of the lot as part of the Jacks Point subdivision.
6990995.32 Land Covenant in Easement 16 Aug 2006 Land covenant within an easement instrument relating to the broader Jacks Point infrastructure network and community obligations.
7017246.2 Land Covenant in Easement 5 Sep 2006 Additional land covenant in easement instrument, part of the comprehensive Jacks Point covenant framework governing development, design, and use within the community.
12121255.1 Court Order 14 May 2021 Court order extinguishing land covenants created by Transfer 6128838.2 and Easement Instrument 7017246.2 as they relate to Lots 27 and 94 DP 547946. This affects neighbouring lots, not the subject property directly, but modifies the covenant network.
12121255.2 Court Order 14 May 2021 Court order extinguishing land covenant created by Easement Instrument 6863718.3 as it relates to Lots 27 and 94 DP 547946. As above, this affects the wider covenant structure rather than the subject lot itself.

Note: Mortgage 11975431.2 (ASB Bank Limited, registered 22 December 2020) and its variation (12839878.1, registered 29 September 2023) are also registered on the title. These are standard financing instruments and will be discharged on settlement.

Ownership History

August 2006
Jacks Point Subdivision
Title 274145 created for Lot 5001 DP 367532 as part of the Jacks Point master-planned development. Land covenants, consent notices and easements registered at subdivision, establishing the design controls and infrastructure obligations that govern the community.
January 2020
Craig McCoy
Resource consent RM191255 granted to Craig McCoy (Boulder, Colorado, USA) for the construction of a residential unit with associated earthworks. The original design was by Artektus Architecture Ltd (262m²). McCoy held the land as a vacant section prior to this consent.
December 2020
Ferguson Family & Mitchell Mackersy Trustees
Mortgage 11975431.2 to ASB Bank Limited registered on 22 December 2020, indicating the transfer to the current ownership structure. Robert Gordon Glen Ferguson, Melissa Jane Ferguson, and Mitchell Mackersy Trustees (2018) Limited became the registered proprietors.
2023 – 2024
Design & Construction
The Fergusons commissioned Ben Hudson Architects to design a new residence, departing from the original Artektus scheme. Building consent AM221610.01 was issued on 1 August 2023 and construction by Ferguson Builders Ltd was completed in 2024.
Current
Mitchell Mackersy Trustees (2018) Limited, Melissa Jane Ferguson & Robert Gordon Glen Ferguson
The registered proprietors as shown on the current title.
The Architecture

Designed to Embrace the Ridge

Ben Hudson Architects conceived the home as two linked pavilions following the broken western boundary of the irregular site. One building element sits perpendicular to the road; the second rotates at 45 degrees to follow the splayed boundary line, creating a dynamic footprint that responds directly to the topography.

The broken massing reflects the incremental, layered character of traditional Central Otago architecture, while the use of cedar, schist stone and blackened steel grounds the building in its landscape. All external materials are low-reflectivity, meeting the strict Jacks Point Design Review Board guidelines.

Exterior view of the cedar and schist dwelling with mountain backdrop and native planting
04 — Covenants & Community Obligations

Jacks Point Framework

Jacks Point Residents & Owners Association (JPROA)

The property sits within the Jacks Point community, which is governed by the Jacks Point Residents and Owners Association Incorporated (JPROA). The JPROA maintains communal facilities including the golf course, internal roads, waterworks, and reticulation infrastructure. Key obligations for lot owners include:

MembershipMandatory membership of JPROA for all lot owners. On sale, the purchaser must become a member and accept all JPROA obligations.
Annual LeviesAnnual levies are payable to fund the operation and maintenance of communal facilities, roads, and shared infrastructure.
Design Review BoardAll development must receive Design Review Board (DRB) approval prior to construction. The DRB is independent of the QLDC consenting process and assesses compliance with the Jacks Point Residential Design Guidelines.
Building BondA building bond is required during construction to secure completion, DRB compliance, and repair of any damage to communal infrastructure. The bond for this property has been fully refunded following successful Post Completion Review.
BylawsThe JPROA Residential Precinct Bylaws govern building standards, property maintenance, commercial activity restrictions, parking, and use of common property.

Design Review Board Status

The Jacks Point Design Review Board confirmed completion of the Post Completion Review for 18 McKellar Drive on 6 October 2025. The DRB found the home and landscaping to be in general accordance with the approved design and the Design Review Guidelines. All remaining bond amounts have been authorised for full refund. The DRB process for this property is complete.

Land Covenants

The title carries a comprehensive framework of land covenants (Instruments 6128838.2, 6863718.3, 6990995.32, and 7017246.2) established during the Jacks Point subdivision. These covenants govern design standards, permitted activities, materials and finishes, landscaping requirements (minimum 75% of planted vegetation from the prescribed Jacks Point plant list), and the community governance structure. Two court orders (12121255.1 and 12121255.2, May 2021) have extinguished certain covenants as they relate to Lots 27 and 94 DP 547946 (neighbouring lots), but the core covenant framework remains in place for the subject property.

Consent Notices

Three consent notices (6863718.6, 6990995.13/14, and 6990995.17) are registered under Section 221 of the Resource Management Act 1991, imposing ongoing conditions from the original Jacks Point subdivision consent. These relate to the use and development of the lot and form part of the regulatory framework alongside the QLDC District Plan provisions.

Encumbrance to QLDC

Encumbrance 6990995.16 in favour of Queenstown Lakes District Council relates to development contributions or infrastructure obligations established at subdivision. This is a standard instrument for the Jacks Point development.

05 — Building History

Construction & Consents

The site was held as a vacant section from the time of subdivision in 2006 until construction commenced in 2023. The first resource consent for a dwelling was obtained by previous owner Craig McCoy in January 2020, but the current dwelling was designed and built to a different scheme by the Ferguson family under a new building consent.

Building Consents

Consent Date Issued Description Builder / Owner CCC Issued Notes
AM221610.01 1 Aug 2023 New residential dwelling with detached garage. Single level, two-pavilion design. 318m² floor area. Estimated building value $1,200,000 (incl. GST). Abodo Vulcan timber cladding, schist stone features, Colorsteel Alpine tray roofing. R G G Ferguson, M J Ferguson & Mitchell Mackersy Trustees (2018) Ltd / Ferguson Builders Ltd. Architect: Ben Hudson Architects (LBP #5034). Structural: Julian Addington (CPEng #1019730). Aug 2024 Wind Zone High, Earthquake Zone 4, Snow Zone A, Exposure Zone B. E2 Risk Matrix score 10. Compliance via B1/VM1, E2/AS1-AS3, H1/AS1 and standard Acceptable Solutions. 12 inspection types required. All inspections passed.
AM221610.01 MV1 26 Oct 2023 Minor Variation 1: Membrane roofing changed to Equus Flagon TPO, Escea gas fire added to living room with wall flue termination, two additional skylights, mezzanine store room added above guest bedrooms with timber balustrade/ladder, raking ceiling to breakout space, revised soffit edge detail. As above Included in CCC Revised truss design by Niagara Truss & Frame (Invercargill). Roofing pitch 37.5 degrees, design wind speed 44 m/s (ultimate). Truss spacing 900mm.
Sheltered outdoor terrace with modern furniture, outdoor fireplace and mountain views

Resource Consents

Consent Date Description Status Key Details
RM191255 21 Jan 2020 Construction of a residential unit and an associated breach of earthworks standards relating to the volume of clean-fill transported from the subject site Granted (Restricted Discretionary, non-notified) Decision by Nathan Riley, Senior Planner (delegate). Applicant: Craig McCoy (Boulder, Colorado, USA). Architect: Artektus Architecture Ltd. Total excavation 406m³ (compliant with 500m³ limit). Breach: volume of material transported off-site exceeded the 300m³ maximum. Site coverage 15% (compliant). Conditions include: DRB-approved plans, engineer's certificate before foundations, 75% Jacks Point plant list for landscaping, matt finish on all metals (G10 or similar), minimum 40mm window/door recess, 8m height plane compliance.

The resource consent was originally obtained by Craig McCoy for a 262m² dwelling designed by Artektus Architecture. The current owners (Ferguson) subsequently commissioned Ben Hudson Architects to design the present 318m² residence. A new building consent (AM221610.01) was obtained in August 2023, and new Design Review Board approval was obtained for the revised design. The building consent has received its Code Compliance Certificate (August 2024) and the DRB Post Completion Review was approved on 6 October 2025.

Open-plan kitchen with stone benchtops, vaulted ceiling and window seat
Craftsmanship

Custom Detail Throughout

The kitchen and living joinery was custom-manufactured with matt black Timberland finished MDF, stone benchtops, and Blum Legrabox soft-close drawer systems throughout. The island bench features a 40mm x 40mm powder-coated matt black steel frame with adjustable feet, and the scullery behind provides additional preparation space with its own sink and joinery.

A bar and window seat module integrates wine fridge panels, floating shelves on RHS steel brackets, warm white LED ribbon lighting, and Blum Aventos flap-stay cabinetry. Every element has been purpose-designed for the space by Ben Hudson Architects.

06 — Services & Infrastructure

Utilities & Access

Water Supply
TypeJacks Point Water Supply (metered connection)
Hot Water315L hot water cylinder (Daikin Altherma heat pump system)
ManagementInternal reticulation within Jacks Point managed by JPROA. Water meter reading required on change of ownership (estimated cost $62.50 + GST per reading).
Wastewater
TypeOn-site VeriComm STEP Interceptor Tank with ProSTEP Screened Pump Vault and VeriComm Control Panel, pumping to the Jacks Point wastewater network
MaintenanceS3 Limited Maintenance Service Agreement for scheduled bi-yearly (every 2 years) maintenance visits by trained technician. Includes visual tank inspection, pump vault and Biotube screen cleaning, sludge/scum level checking, float and pump operation checks, control panel checks, and written inspection reports.
Owner ObligationsFollow Homeowners Manual requirements, comply with resource consent conditions, maintain grounds around tank, provide access for servicing, arrange de-sludging at owner's cost when required. Warranty validation is contingent on maintaining the service contract.
Stormwater
DisposalJacks Point-wide stormwater disposal network
Electricity
ConnectionPublic connection. Underground supply; all services are underground within the Jacks Point development.
Telecommunications
ConnectionChorus Fibre Broadband ONT. Underground from road boundary.
Gas
SupplyReticulated gas supply (Rockgas metered connection). Serves Escea gas fireplace; heat pump units and gas equipment are screened and located in the service area, painted dark grey to match cladding.
Access
RoadMcKellar Drive, accessed via the Jacks Point internal road network from State Highway 6 (Kingston Road)
Vehicle CrossingExisting formed road crossing on the eastern corner of the northern street boundary. Compliant with subdivision requirements for sight distances, length, formation standard and breakover angles.
Road MaintenanceInternal Jacks Point roads maintained by JPROA (funded through annual levies)
Engineering NoteThe vehicle crossing is less than 25m from the Ellesmere Avenue / McKellar Drive intersection, which breaches Site Standard 14.2.4.2(vi) of the Operative District Plan and Rule 29.5.22 of the Proposed District Plan. The council engineering assessment concluded that low traffic volumes and speeds in the area mean this breach does not result in unsafe outcomes.
Private Retreat

The Master Pavilion

The master suite occupies a privileged position within the sleeping pavilion, with built-in cabinetry, a dressing room, and direct access to the south deck overlooking the lake. The ensuite features a double underslung basin with stone vanity, double shower stall with deluge heads, decorative mosaic tiled flooring, and grooved panel wall linings.

Guest bedrooms open to a shared breakout space with ladder access to the mezzanine snug above, offering a versatile retreat for families or guests. Each bathroom features heated towel rails, extract fans, and full-height tiling.

Master suite with sliding doors to private deck and mountain views
07 — Natural Hazards & Geotechnical

Land Stability & Risk Assessment

Geotechnical Context

The building consent documents confirm geotechnical investigations were conducted as part of the consenting process. The site sits on an elevated ridge within the Jacks Point development, below the road formation, with a finished floor level of 398.5 metres above sea level. Maximum cut depth during earthworks was 2.1 metres, with total excavation of 406m³ contained within the site boundaries.

Earthquake ZoneZone 4 (per building consent AM221610.01 PIM)
Wind ZoneHigh (Table 5.1/5.4 NZS3604)
Snow ZoneA
Exposure ZoneB
Design Wind Speed44 m/s (ultimate, per truss design)
FoundationSlab-on-grade with Poly Block and Maxslab designed foundations (SED). 100mm slab over 180mm Maxslab, 300mm poly insulation, DPM, 25mm sand blinding, compacted hardfill.
FillMaximum 500mm site fill. Cuts required to achieve FFL 398.500 masl.

Hazard Register

The independent valuation report (Richard Carnachan Valuations, June 2025) confirmed that a search of the Otago Regional Council Natural Hazards portal returned no registrations affecting this property. No HAIL (Hazardous Activities and Industries List) database findings of previous land uses or contamination were identified. The valuation assessed environmental risk as Low (Rating 1).

Seismic Context

The property is classified within Earthquake Zone 4, reflecting the broader seismic risk profile of the Queenstown-Lakes region. The Alpine Fault presents significant long-term seismic risk, with a 75% probability of rupture producing a magnitude 8+ event within the next 50 years. The dwelling has been designed and engineered to current seismic standards with structural engineering by Julian Addington (CPEng #1019730), supported by a PS1 producer statement and PS4 construction review.

Other Considerations

FloodingNo flood hazard registrations identified
Land StabilityNo instability registrations. Elevated ridge site with engineered foundations.
ContaminationNot a HAIL site. No contamination identified.
Compliance ScheduleNot required (residential dwelling, no specified systems)
08 — Zoning & District Plan

Planning Framework

Jacks Point Zone

The property is zoned Resort Zone under the Operative Queenstown Lakes District Plan (Chapter 41) and Jacks Point Resort under the Proposed District Plan. This special zone provides for an integrated community of residential, visitor accommodation, commercial, and outdoor recreation activities. Key planning provisions include:

Building HeightMaximum 8 metres (measured from ground level in residential areas). The building was certified as compliant with the 8m height plane with no protrusions.
Site Coverage15% for the residential activity area. The dwelling at 15% site coverage is fully compliant.
Activity StatusConstruction of residential buildings is a restricted discretionary activity. The RM191255 resource consent addressed the earthworks breach; the building itself was consented at 15% coverage (compliant).
Design ControlsAll development requires Design Review Board approval under the Jacks Point Residential Design Guidelines (2019 edition). DRB assessment is independent of, and in addition to, QLDC resource consent.
LandscapingMinimum 75% of vegetation in planted areas must be from the prescribed Jacks Point plant list. Landscape to the SE boundary was identified as critical to the design outcome.
MaterialsAll metal cladding, roofing, flues, windows and balustrades must have a matt finish (G10 or similar). Non-complying materials may be required to be replaced at JPROA direction. Roof protrusions must be powder coated to match roof colour.
FenestrationMinimum 40mm recess to all windows and doors, assessed at Post Completion Review. If recess not achieved, wide facing boards (125mm) are required, or remediation before sign-off.
EarthworksMaximum 500m³ cut volume in the Jacks Point zone. This property's excavation of 406m³ was compliant. However, the volume of clean-fill transported off-site exceeded the 300m³ limit, requiring the restricted discretionary resource consent.

Proposed District Plan

Under the Proposed District Plan, the property falls within the Jacks Point Resort designation. The vehicle crossing proximity to the Ellesmere Avenue intersection was identified as a breach under Rule 29.5.22 of the Proposed District Plan; however, this was assessed by council engineers as having no adverse safety outcomes. Purchasers should conduct their own enquiry as to the current status of any proposed plan provisions affecting the Jacks Point zone.

Master bedroom opening to outdoor deck with mountain and lake views
09 — Market Context

Queenstown's Premium
Property Market

The independent market valuation (Richard Carnachan Valuations, 12 June 2025) assessed the property at $4,200,000, noting the high-quality architectural design, elevated lake and mountain views, and the desirability of the Jacks Point location. The valuation identified comparable recent sales in the $2.75M to $4.7M range, with architecturally designed homes in Jacks Point and comparable Queenstown lakeside locations forming the primary benchmarks.

Key comparable sales included 33 Hackett Road, Jacks Point ($2,970,000, 251m², Nov 2024), 22 McAdam Drive, Jacks Point ($3,300,000, 299m², Jun 2024), 24 Orford Drive, Jacks Point ($3,750,000, 308m², Jun 2024), and 5 Red Deer Rise, Kelvin Heights ($4,700,000, 344m², Mar 2025). The valuer noted that 18 McKellar Drive's 2024 construction date, Ben Hudson Architects design, and panoramic views position it strongly within this bracket.

The broader Queenstown market has seen strong demand for premium properties, driven by the resurgence of the visitor market, renewed international buyer interest following the introduction of the Active Investor Plus (Golden Visa) programme, and continuing lifestyle migration to the Queenstown-Lakes district. The median sale price across the Queenstown Lakes region stands at approximately $1,466,000, with average days to sell around 63 days. The RBNZ has reduced the OCR to 3.25%, with bank mortgage rates for 1-2 year fixed terms now at 4.95%-4.99% for borrowers below 80% LVR.

The valuation assessed market volatility risk as High (Rating 3), citing geopolitical factors including US trade tariffs and international conflict, though property-specific risk factors (location, land, environment, improvements) were all rated Low (Rating 1).

Luxury bathroom with marble walls, sculptural rainfall showerheads and heated floors
Sanctuary

Spaces to Retreat

The bathrooms are finished with full-height tiling, mosaic feature floors, stone vanities and heated towel rails throughout. The master ensuite features dual deluge shower heads, double underslung basins, and grooved panel wall linings that carry the living areas' material language into the private spaces.

The family bathroom includes a free-standing bath, wet shower, double basin vanity, and the same attention to material quality and detail that runs through every room of the house.

10 — Design & Build Specification

Construction & Materials

Structure
ConstructionTimber-framed to NZS 3604 with SG8 radiata; H3.2 structural cavity battens
Foundations300mm MAXSlab concrete slab with hydronic underfloor heating, 50mm XPS edge insulation
Cladding
PredominantAbodo Vulcan (bandsawn) coated in Sioo:x over 45mm cavity and Ecoply Barrier RAB
AncillaryLocal schist veneer; sheet metal rainscreen on ply & peel-and-stick WPM
Roofing
PredominantColorsteel Alpine tray roofing over SOLITEX Mento 1000
AncillaryEquus Flagon TPO membrane to low-slope roofs and gutters
UnderlayPro Clima SOLITEX Mento 1000 (with SOLITEX UM connect where separation layer required)
Insulation
SpecificationKnauf Earthwool. Walls typically R3.6-R4.0 + R1.2 service cavity; roof R6.4 (skillion) + R1.2 service cavity; truss roof R7.2; membrane roof build-up includes 2 x 70mm PIR
Joinery & Glazing
Windows & DoorsFairview Aluminium Architectural Suite thermally broken double-glazed joinery
SkylightsVelux motorised skylights
Interior Finishes
FlooringForté Timber Overlay system to living areas (engineered timber); Fan Thassos Tumbled White Mosaic Mini to wet areas; carpet to bedrooms
Wall Linings13mm GIB generally; tiled wet areas over FC sheet; interior local schist veneer feature walls
CeilingsSelected feature timber ceiling lining over INTELLO VCL
BenchtopsSuper White Calacatta Dolomite throughout (natural stone, honed finish)
Exterior
Decking140 x 19mm Vitex hardwood timber decking
DRB ApprovalJacks Point Design Review Board approved 6 October 2025
11 — Climate Control

Heating, Cooling &
Hot Water

Underfloor HeatingHydronic underfloor heating with Heatmiser digital heating controls (throughout)
Ducted HVACDaikin ducted heating & cooling system with digital wall controls
FireplaceEscea gas fire (living room)
Hot WaterDaikin Altherma hot water heat pump system (outdoor unit) with 315L cylinder
Air ConditioningDaikin VRV IV Inverter air conditioning (outdoor unit)
12 — Kitchen & Laundry Appliances

Included Appliances

Kitchen
RangeFalcon Classic 110 Deluxe Black Brass (induction hob)
RangehoodSchweigen IN. Silent Rangehood (built-in extractor)
DishwashersSmeg integrated dishwasher (x2: kitchen & scullery)
Fridge / FreezerFisher & Paykel integrated French door refrigerator & freezer
Filtered WaterZenith HydroTap G5 boiling & chilled filtered water system
Wine FridgeLiebherr dual-zone integrated wine fridge (Model EWTdf 3553-22)
Laundry
Washing MachineBosch Series 6 front-loading washing machine (Model WGA254U0AU)
DryerBosch Series 8 heat pump dryer (Model WTX88M20AU)
Laundry SinkMercer laundry sink
13 — Fixtures & Fittings

Included Fixtures
& Fittings

Bathrooms & Powder Room
BasinsiStone Flotte matte white basins (ensuites and bathrooms)
Powder RoomBespoke Dolomite vanity & basin
BathFreestanding bath
TapwareProgetto tapware throughout; Progetto freestanding bath tap
MirrorsPowersurge bathroom mirrors (ensuites)
Towel RailsHeated vertical towel rails
Lighting
DiningHarvest Glass Leaf chandelier
Powder RoomNightworks Studio Code Kilo pendants
Master BedroomNightworks Studio Code Zero wall sconces
BathroomsNightworks Studio So sconces
GeneralAll other light fixtures included
Joinery & Storage
HardwareBlum hardware throughout (soft-close systems)
EntranceBespoke built-in entrance coat cabinetry & storage
Second LivingBuilt-in entertainment & storage cabinetry
Master BedroomWalk-in wardrobe
Guest BedroomsBuilt-in wardrobes (all other bedrooms)
MezzanineCustom ladder
Window & Track
Curtain TracksVanda recessed tracks
Window DressingsCurtains, blinds & shutters (all included)
Other
Smoke DetectorsIncluded throughout
14 — Technology & Entertainment

Audio, Visual &
Smart Home

Television & Audio
Main LivingWall-mounted flat screen TV with soundbar
Second LivingSamsung wall-mounted TV & soundbar
BedroomSamsung 55" UHD Smart TV & soundbar (Model UA55RU8000WXXY)
SubwooferELAC active subwoofer with SVS wireless audio transmitter
Multi-Room AudioYamaha MusicCast audio system with integrated ceiling-mounted speakers throughout
Networking & Connectivity
Home NetworkHome AV & networking system
Wi-FiGrandstream wireless access point
BroadbandChorus Fibre Broadband ONT
SatelliteTriax satellite dish
15 — Garaging & Grounds

Outdoor Chattels &
Equipment

Garage DoorDominator garage door opener
Exterior LightingAll exterior light fittings included
Hot TubStoked Stainless timber-clad outdoor hot tub & cover
Fire PitTrenz outdoor fire pit
Outdoor FireplaceSchist-clad Jetmaster 850 alfresco wood fire
IrrigationHunter irrigation system
Wood StoreIncluded
ClotheslineFolding wall-mounted frame clothesline (retractable)
Garden HoseWall-mounted garden hose reel
16 — Purchaser Considerations

Key Points for
Due Diligence

The following matters are highlighted for the attention of prospective purchasers. This list is not exhaustive and should not be treated as legal or financial advice. Independent professional advice is recommended.

Title & Ownership
The property carries multiple registered land covenants, consent notices, and an encumbrance in favour of QLDC, all established as part of the Jacks Point subdivision. A purchaser will be bound by the Jacks Point covenant framework and must become a member of the JPROA.
Two court orders (May 2021) have extinguished certain covenants as they relate to neighbouring Lots 27 and 94 DP 547946. The practical effect of these orders on the wider covenant framework should be reviewed by a solicitor.
The existing mortgage to ASB Bank Limited will need to be discharged on settlement.
JPROA & Community Obligations
JPROA membership is mandatory and carries annual levy obligations for communal facilities, roads, and infrastructure maintenance. Purchasers should confirm current levy amounts and any outstanding charges.
The JPROA Residential Precinct Bylaws govern property standards, commercial activity restrictions, parking, and use of common areas. Any future alterations or additions will require fresh Design Review Board approval.
A water meter reading is required on change of ownership. The vendor must have paid all water/wastewater charges before membership can transfer, or a solicitor's undertaking to pay from settlement funds is acceptable.
Services & Infrastructure
The wastewater system is a VeriComm STEP Interceptor Tank requiring bi-yearly professional maintenance under the S3 Limited service agreement. Warranty validation is contingent on maintaining this contract. Pump-out and de-sludging costs are the owner's responsibility.
Internal Jacks Point roads are maintained by JPROA (not QLDC) and funded through annual levies.
The vehicle crossing is less than 25m from the Ellesmere Avenue intersection, breaching district plan standards. This was assessed by council engineers as having no adverse safety outcomes, but purchasers should be aware of this non-compliance.
Building & Compliance
The building consent (AM221610.01 and MV1) has received its Code Compliance Certificate (August 2024). The Jacks Point Design Review Board Post Completion Review was approved on 6 October 2025. All consenting processes are complete.
The resource consent RM191255 was originally obtained by previous owner Craig McCoy for a different design. The current dwelling was built under a new building consent and new DRB approval. Purchasers' solicitors should confirm the relationship between the original resource consent conditions and the as-built dwelling.
Zoning & Future Development
Site coverage at 15% is fully compliant with the Jacks Point zone maximum. Any future additions would need to remain within this limit or seek resource consent for a breach.
All future alterations, additions, or landscaping changes require Design Review Board approval in addition to any QLDC consenting requirements. DRB design guidelines specify strict material, colour, finish, and fenestration standards.
The Jacks Point community continues to develop, with commercial village development underway near Lake Tewa. Purchasers should enquire about planned development in the vicinity and its potential impact on views, traffic and amenity.
Natural Hazards
The property is in Earthquake Zone 4. The Alpine Fault presents significant long-term seismic risk (75% probability of M8+ event within 50 years). The dwelling has been engineered to current seismic standards.
Wind Zone is classified as High. The building has been designed to withstand ultimate design wind speeds of 44 m/s.
No natural hazard, HAIL, or contamination registrations were identified in ORC database searches.
Interior hallway with timber flooring and natural light

"Every effort has been made to ensure the accuracy of this report. It is intended as a research aid only and should not be relied upon as legal, financial or professional advice."

This report was compiled from the Property Information Pack including Record of Title 274145 and all registered instruments, council property files (building consent AM221610.01 and resource consent RM191255), independent valuation by Richard Carnachan Valuations (June 2025), Jacks Point Residents and Owners Association documentation, floor plans by Ben Hudson Architects, interior joinery specifications, S3 Limited maintenance service agreement, and publicly available information. It is prepared for the internal use of Oliver Road Luxury Real Estate and its clients.

Prepared March 2026