How it works...
We source small, medium and large greenfields or infill land. We can search for sites which are rural (long term holds for maximum growth potential) through to Future Urban designated land (mid-long term development potential) as well as live zoned land (ready for immediate development).
For live-zoned land we are able to assess the feasibility of development and undertake the financial modelling. We then use this to calculate the residual land value through discounted cash flow analysis which is the most accurate form of feasibility valuation. This requires accurate knowledge of all engineering, construction, financing and sales aspects rolled into one. Finding a profitable current or future development site is not an easy process. It requires considerable research and due diligence to identify locations and sites where the numbers stack up.
Locations for Land Banking
We are currently searching within city fringe areas of Melbourne, Auckland/Waikato, Christchurch as well as strategic satellite towns. Successful site selection requires local knowledge of the investment areas to consider non-tangible factors such as local politics, community considerations, Council strategy, District Plans and what is happening on the ground with other developments. We believe in targeting land bank growth strategies in familiar areas only.
Melbourne Auckland/Waikato Christchurch Satellite Towns
Our Strategies
We focus on identifying land banks with short, medium, and long-term timelines – those achievable in under two years, two to ten years, and over ten years.
Short-Term Strategies (<2years)
– Suburb analysis can be used to identify areas where a “hotspot” effect is underway. Even in a national flat market, there are still high growth areas moving at 10%pa or more. Depending on the stage of the growth cycle, these areas can be targeted for immediate growth when supply/demand imbalance is assessed to take time to work through the market. For small scale developments, the project can be de-risked through careful site selection of hot markets. Conversely, undertaking a development in a stagnant market can turn even a good development marginal.
– Searching for properties which are poorly researched by Agents and poorly marketed. Often these can be acquired for significant discounts on the true value. Following acquisition, bank valuations can be used to immediately recycle equity or alternatively these properties can be “flipped”/traded.
– It would be uncommon to acquire a house in the city for a 25%+ discount, however with larger landbank properties it is possible. Most Buyers/Sellers/Agents don’t have the knowledge to complete accurate DCF Analysis to assess the residual land value to a Property Developer. Searching for off-market land can amplify these discounts where the vendor has no other pricing feedback except yours.
– Development. For feasible live zoned land, subdivision can release value in the land. This can be achieved in under two years for smaller developments or by utilising pre- sales for high demand products to accelerate the project. Finding development ready land at the right price is key to subdivision.
Medium-Term Strategies (2-10 years)
– Gains in the mid-term are typically on “Future Urban” type land. By carefully selecting the right areas to invest, you can ride the wave from Future Urban to Live Zoned Residential or Commercial. This is a safe way to beat the market as Council/Government have already committed to the development eventually proceeding in the area. As a general guide, the likely growth you can achieve from Future Urban zoned land up-zoned to Suburban land would be around 2-5 times present value. Your return largely depends on the time taken for the up-zoning which makes selecting the right land crucial. Larger Developers often employ this strategy, however they will accelerate the up-zoning process through Private Plan changes and then sell or develop.
– Another great medium-term strategy is to closely track the progress of infrastructure upgrades. Understanding the proposed alignments of new roading and utilities is key to picking the precincts within a proposed suburb which will develop before others.
– There are typically lag periods in pricing when new information around infrastructure is released. It takes time for the market (landowners) to understand changes to their land value. Eg. Most people don’t know what the extra $/m2 value of an installed PE water main installed along their road would add to their land. It can take years for such upgrades to filter through into land prices.
– “Follow the Money” – by keeping a close eye on who is buying what, it’s possible to make great returns. We keep tabs on which Developers are buying where. This requires good industry intel. Another good option is to follow announcements for new investment. National supermarket chains or other largescale businesses buying up an area typically creates a halo effect around them where nearby prices re rate.
– Subdivision can also be a medium-term strategy. This would typically be on large scale subdivisions staged over many years or could be on subdivisions within smaller towns with lower absorption rates. Subdivision may also be an option on many properties when market conditions improve or the owner requires more time to build up the capital to complete.
Long-Term Strategies (10+ years)
– Economic analysis can be used to understand long term supply requirements to meet population demand. An example is some of the satellite towns of the Golden Triangle where there exists a deficit of industrial land throughout certain areas of the growth corridor.
– Geospatial analysis can be used to assess available developable land. An example is North Auckland which is largely constrained by poorly contoured land unsuitable for high density. This then forces spillover to Satellite areas to meet the demand. The response is Council zoning changes (eg Rural to Future Urban or bringing forward live zoning of land). High growth rates typically follow in these areas.
– Infrastructure analysis. Australia and NZ are currently experiencing a major underinvestment in critical utilities. Understanding these networks from an engineering perspective gives us the tools to apportion infrastructure costs to different land parcels. Council is incentivised to allow development zoning on land which minimises network stresses or additional infrastructure spend.
– District/Structure Plans. Understanding the overarching strategy that Council will follow to turn farmland into communities over the coming decades is paramount. These plans outline information such as preferred locations for town centres, roading,transport links, utility main supply lines, parks and reserves and many more.
– The largest long term growth rates are encountered when rural land is incorporated into city boundaries. Understanding which farmland to target is essential.
– The best land is almost always quietly acquired by Developers. We can assist by conducting the same type of off-market searches as they do and dealing with landowners. If you want wholesale returns you can’t be competing with the retail Investors.
Other Factors to Consider
Yields
Quality growth properties rarely offer high yields and typically have high holding costs. Additional revenue streams may be needed for cash flow.
Tax
Different strategies offer various tax advantages. Seek advice based on your intentions as an Owner Occupier, Investor, or Developer.
Risk
Assessing risks associated with landbanks strategies is critical. Risk levels inform return targets, which in turn influence pricing decisions. Overlooking risk or selecting the wrong strategy results in poor investment outcomes.
Investment Locations
Larger cities have more stable land prices. Smaller towns offer more volatile investments with potential for rapid growth or stagnation. Both can be suitable depending on risk.
Site Selection
Selling to Property Developers is ideal, but land must be feasible for development. Accurate site selection and assessment is crucial.
Foreign Ownership
Foreigners can buy property in Australia and New Zealand under certain conditions. We help identify high-growth properties.
FAQ
How Does Your Property Deal-Finding Service Work?
Once we understand your specific requirements, including location, land type, and acquisition objectives, we conduct an extensive search for both on-market and off-market properties that fit your criteria. After identifying potential land parcels, we create a shortlist for further analysis. This includes evaluating key metrics such as Development Index (DI) Score, Risk Score, and Development Yields.
For development-focused land, we can conduct preliminary feasibility studies to determine the best options based on your needs and development/hold strategy. Finally, we provide detailed acquisition recommendations, ensuring you are equipped to proceed with negotiations confidently.
Please note: All negotiation, communication with Agents or Vendors, and purchase activity is conducted by you or your authorised representatives. We do not act as a Real Estate Agent or Buyer’s Agent, and do not negotiate, transact, or represent Clients in any property purchase. Our role is strictly that of an independent deal-finder and property researcher.
What Types of Properties?
We specialize in Landbanks, with a particular focus on development blocks, infill land, greenfield development, and strategic growth land. Our services are adaptable to both residential and commercial/industrial land, depending on your brief. Whether you're seeking a shovel-ready project or a long-term hold, we have the expertise to assist in identifying the best options.
What Is Your Point Of Difference?
Our focus is solely on land that is either high-growth or has development potential. By leveraging our engineering expertise, we thoroughly assess the feasibility of each land parcel and identify those in high demand from investors and developers alike. This ensures that you’re not just acquiring land, but making a smart acquisition with maximum site potential.
We do not do volume. We work with a small number of clients to ensure a premium search offering.
Can You Source Deals Off-Market?
Yes. We complete targeted off-market searches included in our fees. Securing a property off-market is the best strategy to purchase under market value and ensure you create instant equity going into the deal.
What Are The Fees?
Our fees vary depending on the type and value of the property you are seeking. As a general guideline, fees typically range from 0.5-1.5% of the value of property search. This is based on a 12-month engagement and an agreed fixed fee paid quarterly.
Do You Offer A Refund?
Yes. We offer a 50% refund if the engagement is unsuccessful within the 12-month agreement.
Do You Sell Deals?
Yes, we frequently come across feasible projects that may be of interest to investors and developers. As part of our consulting services, engaged clients are provided with early insights into these opportunities, enabling them to independently evaluate potential acquisitions.
I Already Own Land But Am Unsure What It's Worth?
Valuing landbanks can be challenging, as the potential value is often tied to the business case for development rather than traditional sales comparisons. Every site is different, and using standard $/m² comparison rates may not reflect its true potential. We can provide an indicative market assessment of your property’s potential based on factors such as zoning, development capacity, infrastructure access, and current market demand.
Please note: This is not a registered property valuation and should not be relied on for lending, legal, or financial decisions. It is a general market opinion based on publicly available data, engineering and planning assessments.
Do you work with Developers?
Yes - we regularly collaborate with property developers and investor groups seeking high-potential acquisition opportunities.
For clients looking to acquire multiple development sites, we offer a Retainer Agreement tailored specifically to developers’ needs. This provides priority access to vetted land opportunities, early-stage feasibility insights, and ongoing support aligned with your acquisition strategy.
Please note: We are not a licensed Real Estate Agent or Buyer’s Agent. We do not negotiate or transact on your behalf . Our role is focused on independent deal sourcing, development analysis, and strategy support.
Do you work with Agents?
Yes, we regularly collaborate with Real Estate Agents, particularly those marketing development and growth sites.
If you're preparing a site for sale and would like an independent, planning- and yield-based assessment to support pricing discussions, we can help. For a small, fixed-fee, we provide a brief, non-valuation-based market insights report within 24 hours.
Note: This is not a registered valuation and is not intended to be used for lending, legal, or formal pricing purposes. It reflects a general development feasibility and market commentary only so you can pitch the site at the right price.
Can I List My Property for Sale on the Website?
Yes. Property Owners can submit details of their land for informational purposes. The process is simple, you just provide property details, photos, and pricing, and we may display this information on our platform. All enquiries, negotiations, and transactions occur directly between buyers and sellers without our involvement. We do not act as a Real Estate Agent or Buyer’s Agent.
Do you offer valuations?
No. The information and estimates provided on this website are not registered valuations under New Zealand or Australian law. They reflect personal market opinions only and should not be relied upon for legal, financial, or lending purposes.
Do You Offer Follow Up Support?
Yes. We can assist with post-acquisition questions of a general nature encompassing engineering, construction and the development processes.
How Does The Engagement Process Work?
Our engagement process is designed to ensure that we fully understand your needs and provide you with a tailored solution for acquiring land with strong development and growth potential. Here’s how it works:
Initial Consultation
The process begins with an initial consultation, where we discuss your specific requirements. This includes understanding the location, type of land, and your development goals or acquisition strategy. We’ll also outline the scope of our services, expected timelines, and answer any questions you may have.Research and Land Search
Once we have a clear understanding of your needs, we begin an in-depth research and land search. We scour both on-market and off-market to identify potential land parcels that match your criteria. We leverage industry contacts, databases, and our local knowledge to find the best available options.Analysis and Feasibility Study
After identifying suitable land parcels, we conduct a thorough analysis of each property, evaluating key metrics such as Development Index (DI) Score, Risk Score, and Development Yields. We undertake preliminary feasibility studies to assess the property’s development potential, including zoning, infrastructure, and any other important factors that could affect its viability.Presentation of Recommendations
With all the information gathered, we provide our recommendations. This includes a clear outline of the best options based on your requirements and our findings. We present the most promising land parcels, along with detailed insights into their potential, pros, and cons.Negotiation Assistance
Although we do not handle negotiations directly, we offer negotiation assistance by providing you with strategies and guidance on how to approach the process. Whether it's pricing, terms, or conditions, we help you make informed decisions to maximize your acquisition potential.Follow Up Support
Once you’ve selected the ideal property, we provide support throughout the acquisition or development process.
Throughout the entire engagement, we ensure clear communication, transparency, and a commitment to providing thorough analysis, guidance, and clarity throughout the acquisition process
The content on this website is provided for general informational and educational purposes only. It reflects the author’s personal opinions and market views based on publicly available data and general trends. It does not constitute legal, financial, investment, engineering, or property valuation advice.
The information provided does not represent a registered property valuation under New Zealand or Australian law and should not be relied upon for legal, financial, or lending purposes. All price estimates and commentary are personal market opinions, based on publicly available data, and may be subject to change. Independent advice from a Licensed Valuer or Qualified Professional should be sought before making any property, development, or investment decisions.
Readers and clients are advised to seek independent, professional advice from licensed practitioners (such as Lawyers, Financial Advisors, Valuers, or Engineers) before making any property, development, or investment decisions.
This content does not replace or constitute proper due diligence. Users are responsible for undertaking their own investigations and verifying all relevant legal, technical, financial, and planning information through appropriate channels.
While every effort has been made to ensure the accuracy of the information, errors, omissions, or outdated content may exist. The author makes no representation or warranty regarding the completeness or suitability of the material for any specific purpose.
The author and business accept no liability for any loss, cost, or consequence arising from reliance on this material.
Any examples, case studies, or references to specific properties are for illustrative purposes only and do not imply endorsement or disapproval of any particular real estate, property owner, or business.