The Lakes, off Waipapa Road between Kerikeri and Waipapa, is ten north-facing lifestyle blocks ranging from 1.5 hectares to more than 15. Some look out over the Bay of Islands as far as the Hole in the Rock, and the Waipapa River forms the northern boundary.
This is a different proposition from a section in town. The land is the point — and so is the servicing, which on a rural block is where budgets are usually won or lost. Here is what the development already provides and what still sits with you.
What the blocks are
| Detail | |
|---|---|
| Number of lots | Ten |
| Size range | 1.5 hectares to 15.34 hectares |
| Access | Off The Lakes Drive, with a formed driveway to each lot |
| Aspect | North facing |
| Services | Power and fibre to the boundary |
| Site work done | Building platforms plotted; boundary fencing in place |
| Setting | Waipapa River to the north; Bay of Islands views from some lots |
Availability and pricing move, so confirm the current position with the agent. Sensible covenants are in place to protect the development — read the schedule for your lot before going unconditional.
What the development has already paid for
This is worth spelling out, because it changes the budget. On a bare rural block you would normally be funding the driveway, the power run and the fencing yourself, and those are not small numbers over a long frontage.
At The Lakes, formed driveways, power and fibre to the boundary, and boundary fencing are already done, and potential building sites have been plotted on each lot. That removes a meaningful slice of the usual rural site cost, and it removes some of the guesswork about where a house can sensibly sit.
What a rural build still involves
- Wastewater. Off the reticulated network you need an on-site system, designed and consented, with land to discharge to. On a block this size that is straightforward, but it is still the largest single rural extra.
- Water supply. Rainwater collection and tanks, or a bore.
- The run from the boundary to the house. Power and fibre reach the boundary; getting them to a building platform several hundred metres in is charged by the metre.
- Ground conditions. Foundation design follows the geotechnical report, which also drives the floor system — see concrete slab or timber floor on piles.
The general pre-purchase checklist is in choosing a section for a character home.
The wider district picture — coastal exposure, distance and lead times — is in character home builders in the Far North.
Which character design suits a block like this
With north-facing land, views on some lots and no neighbouring houses to constrain the layout, orientation can drive the design rather than the other way round.
- A bungalow spreads. The low, wide form with deep eaves and a generous porch belongs in an open rural setting and sits into the landscape.
- A villa commands. On a rise or at the end of a drive, a villa's height and verandah give it presence that a low design cannot match — and on a lot with a Bay of Islands outlook, that presence is worth something.
The comparison is in villa vs bungalow, and the plan ranges in villa house plans and bungalow house plans.
Sheds, second dwellings and subdivision potential
On acreage the outbuildings are part of the picture from the road, often more visible than the house. Heritage Homes builds garages, cabins, barns and stables in matching detailing — see character garages, barns and outbuildings.
A block this size also suits a second dwelling for family or guests. Since 15 January 2026 a detached, self-contained dwelling of up to 70m² can be built without a building or resource consent where it meets the exemption criteria, and rural zones are among those where a compliant minor dwelling is a permitted activity — the rules are in granny flat and sleepout rules.
On subdivision: the current district plan allows subdivision to 4,000m², and the proposed district plan rezones the land to Rural Residential, providing for lots of roughly 2,000–4,000m². Proposed plan provisions can change through the process, so treat that as potential rather than certainty and confirm the current status with the Far North District Council.
Your local team
Heritage Homes builds new villas, bungalows and cottages across the Far North, from an established plan range or a full custom design, and manages the consent process as part of the build. The local licensee is Sam Corbett, raised in Kerikeri, with over 20 years' collective experience building in the Far North and abroad — which in a district this size is a practical advantage rather than a slogan.
Frequently asked questions
How big are the blocks at The Lakes, Kerikeri?
The Lakes has ten lots ranging from 1.5 hectares to 15.34 hectares, accessed off The Lakes Drive. Each lot is north facing with a formed driveway, and power and fibre run to the boundary. Availability and pricing change, so confirm the current position with the agent.
What is already done at The Lakes before you build?
Formed driveways to each lot, power and fibre to the boundary, and boundary fencing are in place, and potential building sites have been plotted on each lot. That removes a meaningful part of the usual rural site cost and some of the guesswork about where a house can sit.
What does building on a lifestyle block at The Lakes still involve?
An on-site wastewater system, water supply by tank or bore, and the service run from the boundary in to the building platform, which is charged by the metre. Foundation design follows a geotechnical report. The house itself costs much the same as it would in town; the servicing is what differs.
Can The Lakes lots be subdivided further?
Potentially. The current district plan allows subdivision to 4,000m², and the proposed district plan rezones the land to Rural Residential, providing for lots of roughly 2,000–4,000m². Proposed plan provisions can change through the planning process, so treat it as potential rather than certainty and confirm the current status with the Far North District Council.
Can I build a second dwelling on a lifestyle block at The Lakes?
Often, yes. Since 15 January 2026 one detached self-contained dwelling of up to 70m² can be built without a building or resource consent where it meets the exemption criteria, and rural zones are among those where a compliant minor dwelling is a permitted activity. District plan rules still apply to the site, so confirm the position for your lot.
Talk to us about building here
Prefer to talk? Call Heritage Homes on 0508 40 30 20 or email sales@hhomes.nz.