What to Look for in a Section Before You Build: A Taranaki Guide

When you're planning to build your dream home, choosing the right section is just as important as choosing the right house plan. In Taranaki, where our stunning natural beauty meets a unique mix of land types and weather conditions, doing a little extra homework before you buy your site can save you time, money, and future headaches.

At Location Homes, we’ve helped dozens of families build homes that perfectly suit their lifestyle and their land. If you're looking to build a new home and you're searching for that perfect piece of land, here’s what we recommend you to consider when looking for the ideal section in Taranaki:

Understand the Land Contours

Taranaki’s landscape is famously varied — from flat plains to rolling hills and coastal cliffs. A flat site will generally be more cost-effective to build on, but a sloping section at a more affordable purchase price could offer amazing views (and some clever design opportunities!).

These challenging sites can add extra costs within earthworks, retaining walls, and foundations. If you're eyeing a site with a slope, make sure you talk to your builder early about what that could mean for your budget and whether the pros outweigh the cons.

Our Tip: Ask for a contour survey or site levels plan early in the process.

Soil Quality and Drainage

Taranaki’s rich volcanic soils are a dream for gardens, lush, fertile, and great for growing. But when it comes to building, the soil type underneath your section can have an impact on your foundation design, construction costs, and long-term maintenance.

Across the region, soil conditions can vary a lot, even within the same suburb. In some areas, you’ll find heavy clay soils that can expand and contract with moisture levels. In others, particularly closer to the coast, you might encounter sandy or stony ground that drains quickly but can require additional stabilisation.

Here’s why it matters:

• Clay soils - can lead to movement or cracking over time if foundations aren't designed properly
• Sandy soils - may not provide enough natural support without deeper or engineered foundations
• High water tables - or poorly draining soils can create issues with moisture under your home, which affects not just the structure but your home's warmth, health, and longevity

To avoid surprises later, we strongly recommend investing in a geotechnical (soil) report before you buy or start designing your home. A "geotech report" analyses the soil conditions and recommends the best type of foundation for your site.

This small upfront cost gives you:

• Peace of mind that your section is suitable for building

• Clarity about any extra costs or work needed for drainage or earthworks

• A tailored design solution that fits your land, instead of fighting against it

At Location Homes, we review geotech reports as part of our design process, helping ensure your home is safe, strong, and built to last — whatever Taranaki soil you’re building on.

Orientation for Sun and Shelter

In Taranaki, we’re lucky to enjoy a climate full of brilliant sunny days — but we also know how powerful those coastal winds can be, especially the prevailing westerlies that sweep in from the Tasman Sea.

When you’re choosing a section, how you position your home on the site can make a huge difference to your comfort, energy efficiency, and how much you enjoy your outdoor spaces.

Sun orientation is one of the biggest factors in creating a warm, light-filled home. Ideally, you want to position your main living areas — like your lounge, kitchen, and outdoor spaces — to face north. This allows you to capture the most sunlight throughout the day, reducing your need for artificial heating and lighting, and making your home naturally warmer in winter. Utility areas (like garages and laundries) can be placed to the south where direct sun is less important.

Shelter from the wind is just as important in Taranaki. Without good planning, those strong winds can whip through your outdoor living areas or push extra chill into your home. Evaluate your section to see if any natural wind breaks exist, such as hedges or established trees. If none exist, we will shape your design to mitigate these winds and you may want to consider strategic planting or fencing to create shelter as part of your landscaping plan.

Poor orientation can lead to a home that feels dark, cold, exposed, or uncomfortable — so it’s worth taking the time to assess it properly before you buy.

Our Tip: When visiting a section, walk the site at different times of the day to see how the sun tracks across it and where the wind hits hardest. Don’t just visit once, and don’t avoid making the trip if its raining.

Site Services and Access

Not all sections are created equal — and when it comes to essential services like power, water, sewage, and internet, it’s crucial to know exactly what's available before you buy.

In many newer Taranaki subdivisions, these services are already installed and ready for easy connection. This makes the building process more straightforward and can save you thousands in set-up costs. However, if you’re looking at a rural or a lifestyle block, you might find that services are limited or non-existent.

In those cases, you may need to:

• Install a septic system or alternative onsite wastewater treatment

• Drill a bore for water supply or set up large water tanks

• Bring in power lines from the nearest connection point

• Arrange for high-speed internet (which might mean a rural wireless service rather than fibre)

Each of these can add significant cost, and it’s important to factor them into your budget early on. Getting quotes before you purchase a section is a smart move, some rural connections can cost tens of thousands depending on location and terrain. Another regulation we are seeing emerging is water supply for fire fighting. Very remote areas may be required to have water onsite/sprinklers installed in the instance that your home catches fire.

Access is another key consideration that’s often overlooked.
Even a beautiful section can turn into a major challenge if builders, contractors, and delivery trucks can’t easily get onto the site.

Things to check:

• Is the driveway steep, narrow, or unformed?

• Will heavy machinery (like concrete trucks and cranes) be able to access the building platform easily?

• Does the driveway or access point meet local council standards (especially important in rural zones)?

Difficult access can slow down your build, increase costs, and create future inconveniences — for example, tricky driveways can be frustrating for everyday use, visitors, or deliveries once you’re living there

Covenants and Zoning Rules

Before you fall in love with a section, it’s essential to check the covenants and zoning rules that apply. These guidelines shape what you can and can’t do with your land, and ignoring them can lead to costly redesigns or even legal issues down the track.

Covenants are private rules placed on a property title by developers or previous owners. They are particularly common in newer subdivisions around Taranaki, like those in Bell Block or Ōakura. Covenants are designed to protect the look, feel, and value of a neighbourhood, but they do place restrictions on your design choices.

Some common covenant restrictions include:

• Minimum house size (e.g., no homes under 160m²)

• Exterior materials or colour schemes (e.g. no unpainted concrete block)

• Fence heights and locations

• Restrictions on additional structures like sheds, tiny homes, or caravans

• Rules about parking boats, trailers, or work vehicles

At the same time, local council zoning rules — set by the New Plymouth, South Taranaki, or Stratford District Councils — control what types of activities and developments are allowed in different areas.

Zoning rules might affect:

• Whether you can build a second dwelling

• Setback distances from boundaries, roads, or waterways

• Maximum building height

• Specific consent requirements for building on sensitive land (e.g., flood zones, coastal hazard zones)

Our Tip: Before you make an offer, ask your agent or solicitor for a copy of any covenants registered against the title. It's also a smart idea to talk directly with the local council or check their online planning maps. A little bit of research now can save you a lot of stress (and cost) later.

At Location Homes, we’re happy to help you review any covenants or zoning conditions to make sure your home design is fully compliant — and still everything you’ve dreamed of.

Future Development in the Area

Your beautiful rural outlook might look very different in 5–10 years if a new subdivision is planned nearby. In Urban areas aggressive rezoning could mean you inadvertently end up next door to a multi level apartment building.

Do some homework on the long-term plans for the area. You can check council planning maps, ask the neighbours, or chat with local real estate agents who know what's in the pipeline.

Ready to Find the Perfect Spot?

At Location Homes, we believe that finding the right land is equally important as finding the right home. That's why we're dedicated to helping you through every step of the journey — from choosing the perfect section to designing a home that complements the land, fits your budget, and enhances your lifestyle.

We know that Taranaki offers a wide variety of land types — from urban sections in New Plymouth to rural lifestyle blocks in Inglewood, Okato, Waitara, and beyond. With our deep local knowledge and experience, we can help you navigate the region’s diverse landscapes and land options, ensuring you make an informed decision.

Here’s how we can help:

Expert advice on land selection
Whether you're eyeing a coastal section or a rural retreat, we can guide you on what to look for based on your needs. We’ll help you assess factors like soil quality, sun orientation, access, and more, ensuring the land works for your vision.

Tailored home designs
Once you’ve selected your site, we’ll work with you to create a home design that maximises the potential of your section. Whether it’s designing to suit the land’s contours or positioning the house to make the most of the sun and shelter, we create plans that make the most of your space.

Free site visit
We offer a free site visit to help you assess the opportunities and challenges of the land you’re considering. During the visit, we’ll walk the section with you, answer questions, and give you expert advice on how to make your dream home a reality on that particular site. We want you to feel confident in your decision before you commit.

Clear, upfront costs
Building your dream home can be overwhelming, but at Location Homes, we believe in transparency. We'll help you understand the costs involved right from the start, including any potential extra work based on the land conditions, services, and council requirements.

Why Choose Location Homes?

Having a team of local experts by your side can make all the difference. At Location Homes, we're more than just builders, we're passionate about helping you find a home that fits your land, lifestyle, and budget.

If you’re considering building in Taranaki, get in touch with us today to get the expert advice you need, right from the start. Whether you're ready to pick your land or just starting to explore your options, we’re here to guide you through every step of the process.