For many Aucklanders, the “Rodney Dream” is the ultimate goal: trading a cramped city section for green paddocks, a few chickens, and peace and quiet. Whether you are looking in Warkworth, Matakana, Wellsford, or the Ahuroa valley, buying rural property is significantly different from buying a residential home.
At Ray White Warkworth, we sell more lifestyle properties than almost anyone else in the district. We know that while the dream is free, the reality requires due diligence. This guide covers the essential checks you need to make before purchasing a lifestyle block in our region.
Under the Auckland Unitary Plan, rural land in Rodney is generally divided into specific zones. Knowing which one your potential property sits in is critical for understanding what you can and cannot do.
Rural – Countryside Living: This is the most common zone for “lifestylers.” It generally allows for one house and potentially a minor dwelling (subject to consent). It is designed for residential living in a rural setting.
Rural – Rural Production: This land is protected for farming. Council rules here are stricter regarding subdivision and non-farming activities. If you plan to run a business from home that isn’t farming-related, check this carefully.
Future Urban Zone: Common on the fringes of Warkworth. This land is earmarked for future urbanisation (housing/commercial). While it can be a great investment, you may face higher rates or restrictions on building permanent structures that conflict with future development plans.
In the suburbs, you turn a tap or flush a toilet and forget about it. On a lifestyle block, you are your own utility company.
Most lifestyle blocks in Rodney rely on tank water.
Capacity: A typical family of four needs at least 25,000 to 50,000 litres of storage to get through a dry Northland summer without buying water.
Pumps: You will need a reliable pump to get water from the tank to the house. If the pump relies on electricity, remember: no power = no water. (Many locals install a backup generator for this reason).
Filtration: UV filters are highly recommended to treat rainwater, especially if you have trees overhanging your roof/catchment area.
You generally cannot connect to the mains. You will have an on-site wastewater system.
Modern Systems: Newer subdivisions in Matakana or Warkworth Ridge often use high-tech aerated systems with driplines. These require a maintenance contract and must be serviced every 6 months.
Older Systems: Older farmhouses may have simple septic tanks. These need pumping out every 3–5 years. When buying, always ask for the latest service report to ensure the soakage fields haven’t failed (a costly fix often disguised by lush grass).
The purchase price is just the beginning. When budgeting for a lifestyle block in Wellsford or Warkworth, factor in these ongoing costs:
Ride-on Mower: You cannot mow 1 hectare with a push mower. Budget $5,000–$10,000 for a reliable ride-on or tractor.
Fencing: Stock-proof fencing is expensive (approx. $20–$30 per metre). If the fences are rotting, you are buying a significant liability.
Driveway Maintenance: Heavy rain can wash out metal (gravel) driveways. You may need to top up aggregate every few years.
Internet: While fibre is reaching further, many rural pockets in Rodney still rely on 4G/5G wireless or satellite (Starlink). Check the address on the Chorus Broadband Checker before you commit if you work from home.
Many newer lifestyle subdivisions (especially around Matakana and Point Wells) have strict Land Covenants. These are rules placed on the title that can restrict:
Building Materials: E.g., “No second-hand materials” or specific cladding requirements.
Animals: Some covenants ban cats (to protect Kiwi) or limit the number of dogs, sheep, or pigs you can keep.
Trees: Height restrictions to protect neighbours’ views.
Parking: Bans on parking caravans or boats in view of the road.
Much of our region sits on clay soil. In winter, this can become waterlogged; in summer, it bakes hard and cracks.
Ask the agent: “How does the land drain in July?”
Look for: Rushes or wetland plants in the paddocks (a sign of poor drainage) vs. quality pasture.
Can I build a minor dwelling on my lifestyle block in Rodney? Often, yes. The Auckland Unitary Plan generally allows for a minor dwelling (up to 65m²) on rural sites, provided you meet setbacks and have sufficient land for wastewater disposal. This is popular for elderly parents or rental income (AirBnb). Always confirm with a planner first.
How much deposit do I need for a lifestyle block? Banks often require higher deposits for lifestyle blocks than residential homes. For a property over 10 hectares or bare land, you may need a 35% to 50% deposit.
Is it better to buy in Warkworth or Wellsford? Warkworth offers closer proximity to the new motorway and amenities but at a higher price point. Wellsford offers significantly better value for money you can often get more land and a better house for the same budget, and the commute is only 15 minutes further north.
Ready to find your slice of paradise? We have a team of agents who live on lifestyle blocks themselves they know the difference between a good soakage field and a bad one.