Subdivide & rebuild
One section can be two opportunities — or a fresh start on the one you've got.
If your section is bigger than you need, subdividing it can fund a new build or free up land you're not using — we handle the survey, resource consent and new title, then build your Advance home on the new lot. Prefer to clear an ageing home from your current site instead? We manage the demolition and rebuild there too.
Subdividing your section
One section, two opportunities
If your section is larger than you need, subdividing it can fund all or part of a new build, or simply free up land you're not using. We work with surveyors and planners to assess whether your section can be subdivided, what the council's minimum lot size and access rules mean for your property, and whether one or two new homes make sense on the new lot.
What's involved
The subdivision process, in plain terms
Every council district plan sets minimum lot sizes, frontage and access requirements for the zone your property sits in, and these vary suburb by suburb — so the first step is always checking your specific zoning with Hastings or Napier council, or with us. From there, a resource consent and survey plan are required, services such as power, water, wastewater and stormwater need to be extended or upgraded to the new lot, and a new legal title is issued once council signs off the completed subdivision. Depending on the lot size and zoning, it may support one new home or two — we'll walk you through what's realistic for your property before you commit to anything.
- Confirm zoning and minimum lot size with council
- Resource consent and survey plan
- Services extended or upgraded to the new lot
- New title issued on completion
Want the full walkthrough? Read our step-by-step guide to subdividing a section in Hawke’s Bay.
Where we build
Established Hastings & Napier suburbs
Subdivision and knockdown/rebuild projects suit established, well-serviced suburbs where the section is proven and services already sit at the boundary — think Mahora, Parkvale, Akina and Havelock North village in Hastings, and Marewa, Maraenui, Tamatea and Taradale in Napier. If you're not sure whether your property is a good candidate, send us the address and we'll give you an honest first read.
The process
Four steps to your new home
The same fixed-price, project-managed approach as a new build — reframed for a subdivided section, or a site you're clearing first.
01
Assess & design
We assess your section and options — subdivide, knock down and rebuild, or both — then choose one of our home designs or start a bespoke design that fits your new lot.
- You decide
- Whether to subdivide, design and layout
- You supply
- Your address and any existing plans or reports
02
Consent & site prep
If you're subdividing, we manage your resource consent and survey plan through to a new title. If you're rebuilding on your existing site instead, we manage demolition consent, safely disconnect services and clear the site — while your building consent and fixed-price contract are finalised in parallel.
- You decide
- Fixed-price contract, specification
- You supply
- Finance approval
03
Build & manage
Our Master Builders construct your new home to the highest industry standards on the cleared site, while our team project manages every trade.
- You decide
- Variations (if any)
- You supply
- Progress payments
04
Move in
We hand over the keys to a Master Build guaranteed home — built new, on your new lot or the site you already know.
- You decide
- Practical completion sign-off
- You supply
- Final payment
Curious exactly what a fixed-price contract covers? See how we price a build.
Prefer to knock down first?
Clearing an old home from your site
Sometimes a house has reached the end of its life — serious weathertightness, foundation, insulation or earthquake-strengthening issues, or a layout that can't be fixed without moving structural walls. When that's the case, we manage the whole process: disconnecting services, checking for and removing hazardous materials such as asbestos, securing demolition consent from council, and clearing the site — then building your new home to current Building Code standards, covered by the Master Build 10-year guarantee. Most clients move into a rental or stay with family while the new home is built; some subdivide first and build on the rear or side of the section while still living in the original house.
- Service disconnection — power, water, wastewater, gas, telecommunications
- Hazardous material checks and removal (asbestos where present)
- Demolition consent through council
- Site clearance and preparation for the new build
Subdivide & rebuild
Common questions
Can I subdivide my section and build one or two new homes on it?+
Often, yes — it depends on your section's size, zoning, and the minimum lot size and access rules in the Hastings or Napier district plan. Some sections comfortably support a second home once subdivided; others suit one larger new home on a slightly reduced lot better. We work with surveyors and planners to confirm what your specific section allows before you commit to a design.
Do I need to subdivide first, or can I build the new home before removing the old one?+
It depends on your section and plans. Many clients subdivide first, get a new title, then build the new home on the fresh lot while keeping — or renting out — the original house. Others build the new home on the rear or side of the section before subdividing or removing the original, so they can keep living there during construction. Either order changes how consents and site access are sequenced, so it's worth raising with us early.
What does the subdivision process actually involve?+
Every council district plan sets minimum lot sizes, frontage and access requirements for the zone your property sits in, and these vary suburb by suburb — so the first step is always checking your specific zoning with Hastings or Napier council, or with us. From there, a resource consent and survey plan are required, services such as power, water, wastewater and stormwater need to be extended or upgraded to the new lot, and a new legal title is issued once council signs off the completed subdivision.
Is it cheaper to knock down and rebuild than renovate an older Hawke's Bay home?+
It depends on the home's condition. A renovation is usually the cheaper option if the structure, foundations and weathertightness are sound and you're mainly updating finishes and layout. Knocking down and rebuilding tends to work out better value once a home needs significant structural, insulation, wiring or weathertightness work, because that spend goes toward a brand new, code-compliant home with a 10-year Master Build guarantee rather than repairs to an old structure. We'll give you an honest assessment of your specific home before you commit either way.
Do I need consent to demolish my existing home?+
Yes — demolishing an existing home requires a demolition consent from your local council, along with safe disconnection of power, water, wastewater, gas and telecommunications services beforehand. Homes built before the early 2000s may also need an asbestos check before demolition can proceed. We manage the consent, the service disconnections and the demolition contractor as part of your project.
Ready when you are
Let's build the home your family deserves.
Tell us about your dream home — our team will come back to you within one business day with a personalised consultation.