Buying Bare Land
Insight
Buying bare land can be exciting, offering the freedom to build a home, hobby farm or investment property. However, undeveloped land has more variables and potential risks than most people expect. Before going unconditional, buyers must understand zoning rules, infrastructure availability, earthworks requirements, access rights, boundary accuracy and long-term development constraints.
Because bare land often comes with unique consent notices, engineering conditions or geotechnical requirements, it is essential to complete thorough due diligence. This guide helps buyers understand the legal and practical issues that apply to undeveloped land in New Zealand.
Zoning Rules & District Plan Restrictions
Tip:
Check zoning overlays — flood zones, stormwater overlays and natural hazard areas can dramatically increase building costs.
Zoning controls what can be built, where, and for what purpose. Key considerations include:
- minimum lot sizes
- setback requirements
- height limits
- landscape protection areas
- rural vs lifestyle zoning differences
Some zones limit additional dwellings, minor units, or home-based businesses. A lawyer can confirm what the zoning allows before you commit.
Access Rights & Easements
Important:
Never rely on a physical driveway alone — access must also exist legally on the Record of Title.
Many bare land sections rely on private roads, shared accessways or unformed legal roads. Buyers must confirm:
- that access exists legally on the title
- who maintains the road
- service easements for power, water, drainage and telecom
- whether neighbours have rights over the land
Missing legal access is a common reason banks delay or decline lending for bare land.
Soil Stability & Geotechnical Risks
Geotechnical conditions determine foundation costs and building feasibility. LIMs may include hazard maps, but buyers should consider engaging a geotechnical engineer, especially for sloped or coastal land. Soft soil, peat, fill sites and erosion risks can greatly increase building costs.
Services: Water, Power, Wastewater
Bare land often lacks connection to essential services. Buyers must confirm:
- whether power is available at the boundary
- the type of water supply required (tank, bore, rural scheme)
- whether a septic or aerated system is needed
- stormwater management requirements
Servicing costs often add tens of thousands to the development budget.
Unsure about servicing costs?
A lawyer can review council requirements and consent notices to estimate what infrastructure the land will require.
Consent Notices on the Title
Many subdivided rural or semi-rural lots include consent notices requiring engineered building platforms, stormwater systems, planting, fencing or height limits. These are legally binding and can significantly influence house design and cost.
Future Development Potential
Some buyers purchase bare land with the goal of subdividing or developing later. Development potential depends on zoning, infrastructure availability, district plan rules and geotechnical suitability. Lawyers can advise whether the land has realistic future development pathways.
Find a Lawyer for Bare Land Purchases
Providing the LIM, zoning maps, title documents and subdivision information helps match you with lawyers who regularly advise on bare land and rural due diligence.
Buying bare land?
We connect buyers with lawyers experienced in rural land, zoning rules, access rights and development constraints.
Frequently Asked Questions
Is buying bare land riskier than buying a home?
Yes. Bare land carries unique risks such as zoning restrictions, soil stability, lack of services, access issues, consent notices and unrecorded easements. These factors can significantly affect your ability to build, develop or use the land as intended.
Do I need a LIM when buying bare land?
Absolutely. LIMs for undeveloped land reveal natural hazards, consent notices, soil reports, wastewater requirements, stormwater constraints and zoning overlays. LIMs often contain more critical information for bare land than for established homes.
What should I check on the title?
Key title checks include easements (access, power, water), restrictive covenants, consent notices, boundary accuracy, survey plans and any rights benefiting neighbouring properties. These determine what you can build and how the land can be used.
Can I build anything I want on bare land?
No. Building is controlled by zoning rules, district plans and consent notices. Some land requires engineered building platforms, geotechnical reports, setbacks, stormwater design or specific wastewater systems.
Why do some bare land sections have high development costs?
Development costs depend on access, earthworks, drainage, power supply, wastewater requirements, water supply, retaining, engineered foundations and compliance conditions. Many buyers underestimate these costs without proper advice.
You don’t need all the answers
Property issues can feel overwhelming — especially when you’re facing deadlines. Sharing a few details about your situation is enough for a lawyer to understand the context and guide you through the next steps.
Get Help Before Buying Bare Land
Buying undeveloped land involves zoning rules, consent notices, access rights, soil stability, servicing requirements and future development potential. Sharing the Record of Title, LIM, zoning maps and subdivision plans helps match you with lawyers familiar with bare-land due diligence.