Strathmill Development Orewa - Action and Info

31/07/2026

The sales pitch is definitely ramping up… 🍿

Every day there’s another advert.

“Selling below cost!”
“Premium living in Strathmill!”
“Present all offers!”
“Price by negotiation!”

It’s almost as if the marketing department has entered the chat.

But here’s the thing…

Who cares what the price is if you’re buying a home where the biggest view from your lounge is your neighbour’s cladding?

These homes don’t seem to blend into the surrounding area at all. Instead, they look like they’ve been squeezed in wherever another roof could fit. It’s less “master-planned community” and more “how many houses can we fit on this hillside?”

Then there’s the traffic solution.

The sales material talks about a “new connection.”

Do they mean Flavell Road?

Because from what I remember, the original consent for around 210 homes included a direct connection to Grand Drive via the motorway roundabout. Fast forward to a consent for 465 homes, and somehow that connection has disappeared.

Interesting how the number of houses more than doubled, but the direct connection didn’t survive the journey.

So now buyers are being sold a Flavell Road connection as if it’s a major selling point. At peak times, it may well be quicker to head out via Maire Road than sit in another queue wondering where this “effortless living” disappeared to.

The developers have already done their job, they’ve turned the land into a development and sold the sections. Now it’s the builders’ turn to convince buyers that 98m², neighbours within arm’s reach, and a seven-figure mortgage is the new definition of premium living.

Maybe I’m old-fashioned…

When I hear “premium living,” I think of space, privacy, sunlight, a decent backyard, and somewhere to host a BBQ without asking two guests to perch themselves on the fence.

But perhaps that’s yesterday’s definition.

Today’s definition seems to be:

“Luxury is when your neighbour’s outside wall is your favourite view.” 😂

26/07/2026

Petition to stop native bush area adjacent to Alice Eaves in Orewa from being developed into housing complex.

Stop the development of native bushland into housing

10/07/2026

98m² of luxury living… if your idea of luxury is playing Tetris with your furniture. 📦😂

Three bedrooms, one garage, and 98m² of “sophisticated space”… plus a deck that might fit two chairs and your dreams.

Hosting four people out there? Sure… as long as everyone enjoys standing shoulder to shoulder and smiling for the listing photos. 😅

🌿 Outdoor living at its finest!

A deck so spacious you’ll get to know your neighbours very well. Perfect for intimate conversations… because privacy is clearly optional.

☀️ Natural light?

Only if your neighbours turn their lights on.

Those windows aren’t looking out… they’re looking at walls. Enjoy your daily views of fence, cladding, and the thrilling world of “what’s happening in next door’s living room.”

👀 Privacy?

What privacy?

You’re so close to your neighbours you can probably hear them asking, “What’s for dinner?” before they’ve even decided.

It’s not a house… it’s a beautifully styled doll’s house designed for listing photos rather than everyday living.

But hey… at least you’ll know your neighbours really well. 😂

And remember the marketing slogans:

“Coastal living.”
“Sun, space and simplicity.”

The sun? Depends what time of day it squeezes between the walls.

The space? Well… technically there’s 98m² of it.

The simplicity? Absolutely. Four walls, a tiny deck, and a seven-figure mortgage. What more could a Kiwi family want? 🏡💸

04/07/2026

The sales pitches just keep getting better… 😂

“Elevated Elegance & Effortless Living.”
“European-style kitchen.”
“Natural skylight.”
“Elevated views.”
“Space, style and comfort in 102m².”

I’m starting to think the copywriters deserve a pay rise.

“Elevated views”… of what exactly? Your neighbour’s lounge room? Their washing line? Maybe the fence if you’re lucky.

“Space, style and comfort in 102m².” That’s certainly one way to describe it. Another might be… “efficient use of every available centimetre.”

And I love how the pricing has quietly evolved into “Price by Negotiation.” Translation: Let’s see what someone is prepared to pay.

Here’s the part I struggle to understand.

Just over the motorway in Ara Hills, from the same developer, you can find a 4-bedroom home with a double garage around the $1.099M mark.

Yet somehow a 3-bedroom, 102m² home with a single garage in Strathmill is expected to command similar money.

Maybe the motorway is a magical value barrier.

To be fair, the Trade Me photos look fantastic. Wide-angle lenses, clever staging and bright lighting can make almost anything feel spacious. Then you visit in person and realise you’ve just walked into what feels more like a beautifully furnished doll’s house than the grand lifestyle promised in the brochure.

At the end of the day, everyone should buy what suits them. Just do yourself one favour before signing on the dotted line…

Visit other developments, compare what your money buys, and decide whether you’re paying for a home… or for a marketing slogan.

05/06/2026

“Sun, Space & Simplicity” 🌞🏠✨

Let’s talk about the so-called outdoor area on some of these premium-priced tiny homes.

Apparently, a maximum 3x3 metre patch now qualifies as an “outdoor entertaining space.” Really?

What self-respecting Kiwi looks at an area barely big enough for a BBQ, two chairs and an existential crisis and thinks… “Perfect. Let’s host the mates.”

You might want to trim that guest list down to about 4 people max, and that’s assuming nobody values personal space or arrives carrying a salad bowl.

BBQ? Socialising? Outdoor living?
Mate, you’d have more room hosting the party inside a walk-in wardrobe.

And then there’s the marketing…

“Coastal living, zero compromise.”
Right… except for the tiny compromises around outdoor space, living space, light, airflow, storage, parking, privacy and breathing room.

But don’t worry, while buyers are learning the art of sideways socialising in their luxury 3x3 “alfresco zone,” the people selling the dream seem to be doing just fine.

Funny how the brochures always show long tables, relaxed entertaining, flowing indoor-outdoor living and smiling groups of friends… but somehow forget to mention you may need a roster system for seating.

Still, simplicity achieved ✅

Simple because it’s four walls, a postage stamp patio, and a sizeable mortgage to quietly enjoy your “coastal lifestyle.” 😳

02/06/2026

Strathmill: “Coastal Living, Zero Compromise”🤣 👀

You’ve got to admire the marketing confidence.

A fascinating collection of… let’s call them architecturally adventurous homes. A real mish-mash of styles, some with garages, some without, some seemingly designed around the exciting concept of minimal window ownership. Uniformity? Cohesion? Consistent neighbourhood feel? Overrated.

And parking… ah yes, the modern solution. Because clearly families with 2–3 cars will simply embrace the community spirit of street parking. Nothing says premium coastal living like playing “find a park near your own house” every evening.

Then there are the slogans…

“Coastal living, zero compromise.”
“Sun, space and simplicity.”

Sorry… which development are we talking about?

Zero compromise? That’s ambitious.

Because buyers may need to compromise on a few minor things, like windows, natural light, living space, outdoor areas, airflow, storage, parking… tiny details really.

Sun? Debatable.
Space? Depends how much you enjoy close human connection with your neighbours.
Simplicity? Absolutely 100%.

Simple because it’s essentially four walls to eat, sleep, and quietly contemplate your mortgage repayments.

But hey, branding is everything. Why sell space and light when you can simply print it on the brochure? 🌞🏠✨

17/05/2026

Well… that didn’t take long 👀

After a bit of attention on those $1.15M “3-bedroom specials,” prices suddenly seem to be drifting downward. Funny how that works.

Meanwhile, Milldale is still quietly outshining them, around $1.05M for an actual 4-bedroom detached home with space, light, and features that make it feel like a home rather than a storage unit with a mortgage.

Almost like when buyers start asking real questions and comparing value, things shift pretty quickly.

So what changed? The houses didn’t suddenly grow windows or space overnight. The only thing that changed was the spotlight.

It really makes you wonder how these prices were justified in the first place, and how many buyers might’ve paid a premium without realising there were better options just down the road.

Now the gloves are off, and it’ll be interesting to see the next move. Because behind the glossy brochures and polished sales talk, there are clearly a few people highly motivated to clip their ticket along the way (yes Burner family, we ALL see you)

At the end of the day, buyers just need to look closely, compare properly, and decide what actually feels like a home… versus what’s simply being marketed as one.

09/05/2026

Interesting to see the Strathmill page views going up… clearly plenty of people are doing their homework 👀

Which makes sense, when you’re about to drop well over a million dollars on a long-term investment, you’d probably want to take a good hard look at what you’re actually buying. A 3-bedroom shoebox with “minimalist” windows and neighbours close enough to borrow sugar without leaving the house… bold choice.

But don’t worry, some landowners are sweetening the deal with free hybrid SUVs. Because nothing says “great value property” like throwing in a car to get the deal over the line 🚗💨
Makes you wonder… just how much margin is baked into these things if they can casually add a vehicle on top?

Meanwhile, these developments are popping up like mole mounds across the hillside, tightly packed, stacked high, and perched dramatically above what feels like the Grand Canyon of Orewa. Stunning views… if you enjoy looking straight down into a drop, with just enough sunlight blocked out by elevation and density to keep things nice and moody.

But hey, I’m sure they’ll all sell at totally fair and realistic prices… right?

Because nothing says “dream home” like overpaying for a shoebox with a free car and a cliffside vibe. 🧗