Land Development Valuation Services

Seagars provides specialist land development valuations and feasibility analysis throughout Auckland and New Zealand. Our experienced team understands the complexities of development projects, from residential subdivisions to large-scale mixed-use developments.

Our Land Development Expertise

Residential Subdivisions

Comprehensive valuations for:

• Greenfield subdivisions
• Infill developments
• Apartment developments
• Medium-density housing projects
• Retirement village developments

Commercial Developments

Expert assessment of:

• Retail developments
• Office building projects
• Mixed-use developments
• Business park subdivisions

Industrial Developments

Specialized knowledge in:

• Industrial subdivisions
• Business park developments
• Logistics facility developments
• Trade warehouse projects

Bare Land Valuations

Assessment of development potential including:

• Highest and best use analysis
• Development capacity under zoning
• Infrastructure requirements
• Market demand analysis

Why Choose Seagars for Development Valuations?

Development Expertise

Our valuers possess:

• Extensive development project experience
• Understanding of development processes
• Knowledge of council requirements
• Financial modeling capabilities
• Market insight and timing considerations

Comprehensive Analysis

We provide detailed assessment of:

• Site constraints and opportunities
• Development feasibility
• Market absorption rates
• Construction cost analysis
• Risk factors

Independent Assessment

Independent valuations supporting:

• Informed investment decisions
• Realistic project planning
• Lender requirements
• Partnership agreements

Development Valuation Methods

Residual Land Valuation

Calculating development site value through:

• Gross development value (end values)
• Less: Development costs
• Less: Developer’s profit margin
• Less: Holding costs and finance
• Equals: Residual land value

Feasibility Analysis

Comprehensive project assessment:

• Revenue projections
• Development cost estimates
• Timeline and staging
• Funding requirements
• Sensitivity analysis
• Risk assessment

Comparative Development Approach

Analysis of similar development sites, adjusted for:

• Location differences
• Zoning variations
• Site characteristics
• Infrastructure availability
• Market timing

DCF Analysis

Discounted cash flow modeling for:

• Staged developments
• Long-term projects
• Multiple revenue streams
• Complex funding structures

Components of Development Analysis

Site Assessment

Detailed evaluation of:

• Land area and dimensions
• Topography and contours
• Access and frontage
• Services availability
• Environmental constraints
• Geotechnical conditions

Zoning and Planning

Analysis of:

• Current zoning provisions
• Development capacity
• Height and density controls
• Heritage and overlays
• Resource consent requirements
• Plan changes and variations

Infrastructure Requirements

Assessment of:

• Water and wastewater capacity
• Stormwater management
• Roading and access
• Power supply
• Telecommunications
• Off-site infrastructure contributions

Development Costs

Comprehensive costing including:

• Land acquisition
• Professional fees (architects, engineers, planners)
• Resource consent costs
• Site preparation and earthworks
• Infrastructure development
• Construction costs
• Marketing and sales
• Finance costs
• Council contributions

Revenue Analysis

Detailed projections of:

• End values (residential lots, apartments, commercial space)
• Market absorption rates
• Sales timing and staging
• Price escalation
• Pre-sales requirements

Risk Analysis

Identification of:

• Market risk
• Timing risk
• Cost escalation risk
• Regulatory risk
• Environmental risk
• Economic factors

Common Uses for Development Valuations

Purchase of Development Sites

Independent valuation supporting:

• Acquisition decisions
• Price negotiations
• Due diligence
• Feasibility confirmation

Development Funding

Valuations for:

• Construction finance
• Project lending
• Joint venture agreements
• Equity partner requirements

Partnership and Joint Ventures

Supporting:

• Partnership agreements
• Equity contributions
• Profit share arrangements
• Exit strategies

Existing Development Land

Valuations for:

• Financial reporting
• Portfolio assessment
• Refinancing
• Taxation purposes

Pre-Development Stages

Assessment during:

• Concept design
• Resource consent process
• Detailed planning
• Marketing preparation

Progress Valuations

Staged valuations for:

• Draw-down funding
• Progress monitoring
• Profit recognition
• Partnership reporting

Auckland Development Market Expertise

Comprehensive knowledge of Auckland development opportunities including:

Residential Growth Areas

• Drury and Paerata
• Pukekohe
• Kumeu-Huapai
• Long Bay
• Flat Bush

Urban Intensification

• Mixed-use corridors
• Apartment developments
• Terraced housing
• Town center developments

Commercial Nodes

• Office development sites
• Retail expansion areas
• Mixed-use opportunities

Industrial Expansion

• Business park developments
• Logistics facility sites
• Light industrial subdivisions

Subdivision Valuations

Residential Subdivisions

Detailed analysis of:

• Lot yield and configuration
• Development staging
• Infrastructure costs
• Market timing
• Sales strategy
• End lot values

Cross-Lease and Unit Title

Assessment of:

• Conversion feasibility
• Compliance costs
• Market acceptance
• Value uplift

Bare Land to Developed Lots

Comprehensive tracking of:

• Raw land value
• As-if-complete subdivision value
• Stages of development
• Value creation

Feasibility Study Services

Comprehensive feasibility analysis including:

Market Analysis

• Demand assessment
• Competition analysis
• Target market identification
• Pricing strategy
• Absorption rates

Financial Modeling

• Revenue projections
• Cost estimates
• Cash flow analysis
• Funding requirements
• Return metrics (NPV, IRR)

Risk Assessment

• Sensitivity testing
• Scenario planning
• Risk mitigation strategies
• Contingency allowances

Recommendations

• Project viability conclusion
• Optimal development approach
• Timing recommendations
• Risk management

Auckland Unitary Plan Knowledge

Expert understanding of:

• Residential zoning capacity
• Business zoning provisions
• Overlay controls
• Height and density rules
• Qualifying matters
• Plan changes

Development Advisory Services

Beyond valuation, we provide:

• Highest and best use analysis
• Alternative development scenarios
• Staging strategy
• Market timing advice
• Risk assessment
• Preliminary feasibility reviews

Infrastructure Considerations

Assessment of:

• Water supply capacity
• Wastewater treatment capacity
• Stormwater management options
• Roading and traffic impacts
• Parks and reserves contributions
• Development contributions

Council and Regulatory Matters

Understanding of:

• Resource consent processes
• Engineering plan approval
• Section 224 and 226 processes
• Bond requirements
• Service agreements
• Utility connections

Development Cost Estimation

Detailed costing of:

Site Works

• Bulk earthworks
• Site preparation
• Retaining walls
• Drainage

Infrastructure

• Roads and kerbing
• Water reticulation
• Wastewater systems
• Stormwater networks

Professional Fees

• Design consultants
• Consent processing
• Engineering supervision
• Legal and survey

Other Costs

• Marketing
• Finance
• Contingencies
• GST implications

Market Timing Considerations

Analysis of:

• Current market cycle
• Supply pipeline
• Demand trends
• Economic indicators
• Interest rate impacts
• Regulatory changes

Professional Standards

All development valuations comply with:

• Property Institute of New Zealand standards
• International Valuation Standards
• Banking requirements
• Professional best practice

Our Process

1. Initial Briefing

Comprehensive discussion of:

• Development proposal
• Site characteristics
• Valuation purpose
• Timing requirements

2. Information Collection

Gathering relevant documentation:

• Title and legal information
• Planning and zoning details
• Geotechnical reports
• Consent documentation
• Design information
• Cost estimates

3. Site Inspection

Detailed assessment of:

• Site characteristics
• Access and services
• Environmental features
• Neighborhood context
• Nearby developments

4. Market Research

Extensive analysis of:

• Comparable development sites
• End value evidence
• Development cost data
• Market conditions
• Competition

5. Financial Modeling

Comprehensive analysis including:

• Revenue projections
• Cost estimates
• Cash flow modeling
• Sensitivity analysis
• Risk assessment

6. Report Preparation

Detailed report including:

• Executive summary
• Site description
• Planning analysis
• Market assessment
• Financial modeling
• Valuation conclusion
• Supporting evidence

Typical Turnaround

• Standard development valuations: 10-14 working days
• Complex projects: 2-3 weeks
• Feasibility studies: 2-4 weeks depending on scope
• Urgent valuations: Available upon request

Contact Us for Development Valuations

For expert land development valuations and feasibility analysis:

Phone: 09 377 3033 Email: admin@seagars.co.nz

Our development valuation team provides the detailed analysis and market insight you need for confident development decisions.

The Seagars Advantage

With over 40 years of experience, Seagars has valued hundreds of development projects throughout Auckland and New Zealand. Our independence, technical expertise, and comprehensive market knowledge ensure you receive accurate, realistic assessments supporting successful development outcomes.

When development valuation expertise matters, choose Seagars.