What is a lifestyle property?

In New Zealand, a lifestyle property typically refers to a block of land larger than a standard residential section, usually somewhere between one and 20 hectares, that is used for a mix of residential living and small-scale rural activity. That might mean a large house on a few acres with some paddocks, or it might mean a working small farm with livestock, orchards or a secondary income stream.

The distinction matters because lifestyle properties sit in a different zone to standard residential land and the rules that apply to them are different as a result.

Zoning: what you can and can’t do on the land

Before you fall in love with a property, check what zone it sits in. New Plymouth District Council and the South Taranaki District Council both have district plans that govern how land can be used.

Most lifestyle blocks in Taranaki sit in the Rural Zone or the Rural Lifestyle Zone. In the Rural Zone, residential use is permitted but the emphasis is on farming and primary production.

The Rural Lifestyle Zone tends to have more flexibility for residential development, but it also comes with rules around what structures you can build, how many dwellings are permitted and what activities are allowed on the land.

If you’re planning to run any kind of business from the property, keep animals for commercial purposes, or erect additional buildings, check the district plan before you buy. What’s permitted, what requires resource consent and what’s simply not allowed varies significantly between zones and between properties.

Water rights: often overlooked, always important

Water is one of the most important due diligence items on a lifestyle block and one of the most frequently underestimated by buyers coming from a residential background.

In New Zealand, no one owns freshwater. What regional councils hold, under the Resource Management Act, is the authority to grant consents for taking, diverting, or using water beyond what is permitted by default. That means you cannot simply take water from a stream, river or bore on your property just because it sits on your land, unless that use falls within permitted allowances (such as basic domestic use or stock watering). Anything above those thresholds requires a resource consent from the regional council.

Before buying, find out:

• Where does the property’s water supply come from? Is it a bore, a stream take, a rainwater tank or a council connection?
• If the property uses a bore or stream take, check whether a resource consent is required and, if so, whether the consent is current and when it expires.
• What is the consented volume? Is it enough for the intended use?
• Is the water tested and is it potable? If the supply is a private bore or stream, testing is your responsibility.
  
  

A LIM report from the district council is a useful starting point, but water take consents are held by the Taranaki Regional Council, not the district council. Check directly with TRC to confirm the status of any water consent on the property; a clean district LIM does not guarantee there are no water issues.

Easements, right of way, and access

Unlike most residential properties, lifestyle blocks frequently have complex title arrangements. Common arrangements include:

• Right of way access: some lifestyle properties are accessed via a shared right of way across a neighbouring property. Check who maintains it, who shares it and what happens if there’s a dispute.
• Easements: pipelines, power lines, or drainage infrastructure sometimes cross lifestyle blocks. An easement gives another party a legal right to access part of your land, which can restrict what you build or plant in that area. Some restrictions may include the size, design or location of buildings, or place restrictions on the types of activities allowed on the land.
• Fencing obligations: rural properties often have statutory fencing obligations between neighbouring landowners. Understand what you’re responsible for before you buy.
  
  

Covenants

Some lifestyle properties are subject to covenants registered on the title. A covenant is a legal restriction that runs with the land and binds not just the current owner but all future owners. Common examples include restrictions on the type or size of buildings that can be erected, minimum floor area requirements, limits on subdividing the land, or rules around the use of certain materials. It is important to understand what covenants apply before you make an offer, particularly if you have specific plans for the property, as a covenant can prevent you from carrying them out even if the district plan would otherwise permit the activity.

Building consents and existing structures

Lifestyle blocks often come with garages, sheds, sleep-outs and other outbuildings. Some of these may have been built without a building consent. This matters because if a structure was built without consent and does not comply with the building code, you as the new owner inherit any associated liability.

If you plan to build after purchase, understand that rural building consents can take longer than residential ones, particularly if the project involves wastewater systems, water supply infrastructure or resource consent conditions.

Vegetation management

Owning rural land comes with responsibilities that don’t apply to a suburban section. One of the most important is managing vegetation in a way that protects the surrounding environment and neighbouring properties. In Taranaki, landowners may be required to control certain pest plants and animals identified under the Taranaki Regional Council’s Regional Pest Management Plan. Species such as old man’s beard and wild ginger are subject to regional control programmes, while other invasive plants, including woolly nightshade, are strongly discouraged and may require management to prevent their spread. Before purchasing a rural property, it’s worth understanding any pest management obligations that may apply to the land.

On the positive side, many lifestyle properties in Taranaki feature native plantings that contribute to the region’s ecological corridors. These areas may be subject to QEII covenants or other legal protections, so check whether any native bush on the property carries restrictions before assuming you can modify it.

Septic systems and wastewater

Most lifestyle properties are not connected to a reticulated wastewater system. They rely on a septic tank or alternative wastewater treatment system. These systems have a lifespan and require maintenance. A failing septic system is an expensive problem.
For a septic system, it is common to include a condition in the Sale and Purchase Agreement requiring the owner to have the septic tank emptied, inspected and repaired if necessary. A rural property due diligence checklist should always include a wastewater check.

What makes Taranaki stand out for lifestyle buyers?

Beyond the practicalities, Taranaki has specific attributes that make it an especially good region for lifestyle property buyers.

The land is fertile and well-watered. The volcanic soil around the mountain is some of the most productive in New Zealand, which suits buyers who want to grow food, run livestock or simply maintain a productive property without constant irrigation.

The region is well connected without being crowded. New Plymouth is a genuinely liveable city with good schools, hospitals, restaurants and a thriving arts scene. You can buy a lifestyle block 10 minutes from the city centre and genuinely feel like you’re in the country.

Prices are realistic. A lifestyle block in Taranaki that would cost well over $2 million in the Waikato or on the outskirts of Auckland is often available here for a fraction of that price. The region offers genuine value for buyers who are willing to make the move.

And the lifestyle is hard to put a number on. The coast, the mountain, the cycling and walking tracks, the slower pace; these are the things that bring people to Taranaki and keep them here.

Getting the right advice

The McDonald Real Estate team has deep experience across Taranaki’s lifestyle and rural market. We can help you identify the right property, understand what questions to ask and work through the process with clarity and confidence.

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