33–39 Brigham Creek Road · Whenuapai, Auckland
A joint venture bringing together 33–35 and 37–39 Brigham Creek Road as one land development project in Whenuapai, Auckland. The combined reported land area is approximately 81,524 m² — just over 8.15 hectares.
The project is currently progressing planning work for the 2027 Zone Change. Resource Consent, Building Consent, subdivision and construction form the subsequent project pathway.
The setting connects Whenuapai’s residential neighbourhoods with the wider northwest: Fletcher Living’s Whenuapai community, Spedding Road and its business precinct, and the retail destinations of Costco, Kmart and NorthWest at Westgate.
Explore the neighbourhood
Indicative end value* ~NZ$300 millionCompleted-home gross sales · assumptions & calculation ↗
Land area is a reported property measurement. Potential lots and Proposed Building Areas* are illustrative scale comparisons, not approved plans. Building Areas means ground-level footprint, not total floor area. Area sources ↗
The Brigham Creek Road joint venture combines 33–35 and 37–39 into a single project of approximately 81,524 m². Our focus is on shaping a coordinated development approach with our landowner partners.
From planning and consents to subdivision and construction, we bring practical building knowledge to each stage of the development journey.
Discuss this project
A reference study drawn from the neighbouring 41–43 Brigham Creek Road scheme. These are indicative scale comparisons, not a site design or approved yield.
41–43 Brigham Creek Road
July 2025 S92 response · Revision 1
196 scheduled lots; numbering extends to 208.
81,524 ÷ 51,921 × 196 ≈ 308 potential residential lots*. The same gross-area ratio applied to the reference building coverage gives approximately 22,800 m² of proposed building footprint*.
The reference density is approximately 37.7 lots per gross hectare, with building coverage of approximately 28.0%. Its residential lot land is approximately 64.7% of the gross site. For this project, that ratio illustrates approximately 52,700 m² of residential lot land before site-specific design.
| Illustration | Reference density | Potential lots* | Proposed Building Areas* |
|---|---|---|---|
| Lower density illustration | 80% | ~246 | ~18,300 m² |
| Mid density illustration | 90% | ~277 | ~20,600 m² |
| Reference density illustration | 100% | ~308 | ~22,800 m² |
* Illustrative calculations only, using the 41–43 scheme’s gross-site ratios. Proposed Building Areas means ground-level building footprint (coverage), excluding upper-floor area; it is not GFA. Figures are rounded, not surveyed, designed, consented or guaranteed. The density illustrations are sensitivity assumptions, not a feasibility range. Zoning, road designations, roads/JOALs, stormwater, flooding, ecology, ground conditions, servicing, setbacks and the eventual design may materially reduce yield or area. No approved subdivision or building consent is claimed for this site. The reference includes six bespoke lots with building area TBC, so its coverage does not include their eventual buildings. Reference: A2-01 and A4-01–05 of the owner-supplied July 2025 drawings; individual rounded lot-area totals do not exactly reconcile to gross site area.
The reference-density illustration gives approximately NZ$300.3 million in completed-home gross sales*, assuming 308 homes are built and sold at a blended average of NZ$975,000 each.
308 × NZ$975,000 = NZ$300,300,000. Reaching NZ$300 million with 308 completed homes would require an average selling price of approximately NZ$974,026 per home.
The NZ$975,000 price is an illustrative modelling assumption and requires validation against a site-specific dwelling mix and an independent appraisal. It is not an independently assessed market price. One completed and sold home per potential lot is assumed; the dwelling mix, floor areas, tenure, design, specification and delivery dates remain to be determined. No future price growth is assumed.
| Completed-home illustration* | NZ$850,000 per home | NZ$975,000 per home | NZ$1,050,000 per home |
|---|---|---|---|
| Lower density ~246 completed homes* | 209.1 | 239.9 | 258.3 |
| Mid density ~277 completed homes* | 235.5 | 270.1 | 290.9 |
| Reference density ~308 completed homes* | 261.8 | 300.3 | 323.4 |
Public sources reviewed 26 October 2026. These separate properties have different sizes, ages and specifications. Asking prices are not achieved sales, and this small sample does not establish the project’s blended price or a valuation.
Advertised asking price NZ$699,000.
realestate.co.nz · advertised listing ↗Harcourts’ suburb listing displays an asking price of NZ$945,000. The individual property page still displays a deadline campaign; confirm current price with the agent.
Harcourts · Whenuapai listings ↗Reported 2026 sale price NZ$925,000.
realestate.co.nz · reported sales ↗* Indicative scenario only, subject to the development-potential assumptions. The ~308 lots are a gross-area comparison with the separate 41–43 proposal, not a consented design or guaranteed yield. This calculation assumes completed homes are constructed and all sold; it is not a land-only or serviced-section value. Amounts are nominal gross purchaser receipts on an assumed GST-inclusive basis, before land, design, consent, infrastructure, construction, selling and finance costs, GST remittance and tax. It is not profit, net proceeds, a discounted present value or a registered valuation. No cost feasibility, sales absorption or completion date is established. Actual yield, prices, timing and end value may differ materially.
Our current focus is the 2027 Zone Change.
The next stages build on the planning work underway.
In progress
2027
Planning work is underway for the 2027 zone change.
Future stage
To be scheduled
Develop the proposal and progress the resource consent process.
Future stage
To be scheduled
Coordinate detailed design and building consent documentation.
Future stage
To be scheduled
Progress civil works, servicing and subdivision as the project develops.
Future stage
To be scheduled
Move into construction following the relevant approvals and project decisions.
Current progress supplied by the project team, October 2026. Later stages are indicative; dates depend on planning, approvals and project decisions.
The project team is progressing work toward a 2027 Zone Change. This is the owner’s current programme, not a Council approval or guaranteed decision date. The Mixed Housing Urban pathway at neighbouring 41–43 is a useful planning reference; it does not extend to 33–39.
Future Urban reported at 39; combined-site extent to confirm
QV reports 39 Brigham Creek Road as Future Urban Zone. The exact zoning boundaries, any split zoning and overlays across 33–39 still need a current parcel-by-parcel Council GeoMaps and planning review. No whole-site residential rezoning is asserted here.
Property record ↗Plan Change 86 at 41–43 Brigham Creek Road became operative on 11 October 2024. The site’s planning framework is Residential – Mixed Housing Urban, with a site-specific precinct and stormwater provisions. This is a separate property and a separate planning approval.
The July 2025 drawings are a resource-consent/S92 proposal. The plan change and that drawing set do not establish approved resource consent, building consent or titles for our land.
Council’s operative record ↗Planning consultant’s overview ↗Planning review must confirm parcel boundaries and zone extents, precincts and overlays, transport designations, flood and stormwater constraints, servicing capacity and the consent pathway. Checked 25 October 2026.
The northwest is changing. These dated updates explain what has opened, what is being prepared and what remains a future proposal. Source review: 25 October 2026.
Watercare’s current programme combines an interim pump station and rising mains with a break-pressure tank at Māmari Road, the Massey Connector and Northern Interceptor Phase 2 tunnels, and a Hobsonville Pump Station connection. It also includes decommissioning the Whenuapai Village Pump Station. The overall scheme includes about 3.8 km of wastewater tunnels.
The detailed timeline lists Package 1 from October 2027 to March 2030 and Package 2 from March 2027 to March 2030; Package 3 is complete. The same page’s headline duration still says late 2026–late 2027, so the schedule is not fully reconciled. Confirm staging directly with Watercare.
For this development, the relevance is regional servicing capacity. A project-specific connection, downstream capacity, timing and any required works must be agreed separately; regional investment does not allocate a connection to this site.
Watercare · current project programme ↗Watercare’s September 2025 announcement described a $300 million programme supporting northwest growth, with capacity for an additional 13,000 homes after all stages. That is a regional capacity figure, not the lot yield of this project.
The announcement anticipated service in late 2028. The current project page now lists later package dates through March 2030, so this earlier forecast is retained as dated news rather than a current completion promise.
Watercare · investment announcement ↗Westgate’s new bus station opened to passengers on 16 August 2026. Auckland Transport identifies WX1, 11T and 11W among its services, connecting the northwest with the city centre and the wider public transport network.
The station provides weather-protected waiting areas, real-time information, bike parking, walking and cycling connections and pick-up/drop-off facilities. It is a completed regional transport improvement; access from each property still depends on local routes and the actual walking, cycling or driving connection.
Auckland Transport · station opening ↗NZTA reports that the Northwest Busway – Te Ara Hauāuru received its Fast-track statutory approvals in September 2026. The planned corridor follows SH16 between Brigham Creek and Auckland’s city centre, with a Brigham Creek Rarawaru station and park-and-ride and connections through Westgate.
NZTA also states that design development, programme planning, funding and property decisions remain before construction can start. Approval of the corridor is a significant planning milestone, but it is not an opening date or confirmation of construction funding.
NZTA · Northwest Busway ↗Auckland Transport’s Designation 14105 protects an urban arterial upgrade with walking, cycling and public transport facilities. The concept includes junction changes at Totara, Kauri and Trig roads, with stormwater ponds, wetlands, culverts and associated road widening.
AT confirms the designation is operative but states that detailed design and construction currently have no funding. Corridor protection must therefore be considered in site planning and net developable area; it should not be presented as an imminent road upgrade. Final access and frontage requirements need engineering and transport review.
Auckland Transport · Brigham Creek Road ↗NZTA’s two-stage safety and capacity programme identifies the Huapai–Waimauku stage as complete. The Brigham Creek–Kumeū stage remains in design and property-acquisition engagement.
Proposals include four lanes between Brigham Creek and Taupaki roundabout, a roundabout at Coatesville Riverhead Highway and a shared walking/cycling path. This is wider corridor context; no completion date, guaranteed journey-time saving or direct access entitlement is assumed for this development.
NZTA · SH16 Brigham Creek to Waimauku ↗Third-party public infrastructure programmes may change. They do not guarantee a service connection, approved capacity, an opening date, funding or development rights for this project. Follow the linked delivery agencies for the latest status.
Established communities, regional amenities and nearby development areas give context to this part of Auckland.
Whenuapai residential community
Fletcher Living’s Whenuapai community introduces village-green living, a playground and café setting, with homes and public spaces shaped by the area’s rural character.
Explore Whenuapai · Fletcher Living (opens source in a new tab)Brigham Creek Road / Totara Road
Oyster Capital’s residential neighbourhood at the Brigham Creek Road and Totara Road corner, with parks and local roads.
Explore Whenuapai Village · Oyster Capital (opens source in a new tab)Whenuapai
Spedding Road links Whenuapai’s emerging business precinct with the wider SH16 / SH18 corridor. Oyster Capital’s Spedding development includes industrial land, new roads, bridge upgrades and walking and cycling connections.
Explore Spedding Road & Industrial Precinct (opens source in a new tab)Westgate / Redhills
A planned residential community in the wider Westgate area. HGG describes a masterplan with a local centre, parks and walking connections.
Explore Rua Hills (opens source in a new tab)Westgate
Regional shopping, dining and everyday services, with NorthWest’s town square and Maki Street restaurants forming part of the wider retail precinct.
Explore NorthWest Shopping Centre (opens source in a new tab)Whenuapai
A local primary school serving Years 1–8. Enrolment eligibility and current school zones should be checked directly with the school.
Explore Whenuapai School (opens source in a new tab)Westgate
A membership warehouse and a major retail destination in the wider Westgate shopping area.
Explore Costco Westgate (opens source in a new tab)58 Maki Street, Westgate
Homewares, clothing and everyday essentials at Kmart’s Westgate store on Maki Street.
Explore Kmart Westgate (opens source in a new tab)Nearby facilities & future places
The nearby Spedding precinct adds a business and employment setting to Whenuapai. Its published architectural visuals explore workplaces, a café setting and landscaped spaces.
Nearby third-party development. These indicative renders do not confirm that the illustrated facilities are open, or form part of a Three Brothers project. Visuals: OTOH / Spedding Industrial. Image sources ↗
These are separate places and developments in the surrounding area, not facilities within this project or Three Brothers developments. Proposed features and school zones may change. No travel-time or enrolment guarantees are made.
Whenuapai, Auckland
Map marker at 37 Brigham Creek Road. Representative marker for the combined 33–39 Brigham Creek Road joint venture; not surveyed boundaries. Aerial images include neighbouring properties; capture dates and current site status are not established. Project boundaries are not shown.