The Development

A little bit about Ockham Residential, the developers behind Aroha. And some information about the project itself – who is building it, when construction starts, and when it finishes.

Tell me about Ockham

Ockham Residential is a market leader in Auckland's development community. Since starting out in 2009, we’ve completed 12 major residential apartment developments across the city. Developments such as Daisy in Mt Eden, The Isaac in Grey Lynn and Hobsonville’s Bernoulli​ Gardens have won accolades from critics and buyers alike.

Our vision is a simple one – to build beautiful buildings that people like and want to live in. We call ourselves ‘urban regenerators’ – we want to play our part in making the new Auckland work, without losing the charm of the old. And so we see housing as infrastructure, the building blocks of community. We love Auckland: we believe it is one of the most naturally graceful cities in the world. The challenge is to try and ensure our built city is as stunning as its natural setting.

Who will be building Aroha?

Ockham Construction. As part of our commitment to the highest possible standards, Ockham Residential has formed its own construction arm. Ockham Construction has completed major projects including Daisy in Mt Eden, Tuatahi and Modal in Mt Albert. The team are currently roaring ahead with Kokihi, just down Great North Road in Waterview.

How many KiwiBuild apartments are there at Aroha? And how many available to everyone else?

There are 117 apartments in Aroha all up – 47 of these will be set aside for KiwiBuild buyers.

Does the development depend upon a certain level of pre-sales?

There is a pre-sales condition in the sale and purchase agreement which has been satisfied. Construction started at Aroha in February 2021.

How are you funding Aroha?

Ockham Residential has the funds to finance the project with additional development funding from a bank. There’ll be no mezzanine finance of third party debt or equity involved.

Aroha by name and by nature

Aroha is the third instalment in Ockham’s deepening relationship with Marutūāhu Iwi. It follows the sell-out success of Tuatahi in Mt Albert and Kōkihi in Waterview.

Says Marutūāhu Chair Paul Majurey: “When we finish Aroha, we’ll have delivered 330 homes to Aucklanders, many of these for first-home buyers.” It’s a significant contribution, one that’s about more than just the bottom line. “Our relationship with Ockham is a partnership in the truest sense of the word,” Majurey says. “It’s a union that recognises our commitment to community, to whānau, to whenua.” And what of the name? “Surprisingly it was Ngati Ockham’s suggestion,” Majurey says. “The common understanding – that it means ‘love’ – is pretty special as it is. But Aroha has other meanings – it translates to affection, compassion, empathy.

”We put a lot of thought into our buildings’ names,” says Ockham co-founder, Mark Todd. “Aroha – fully understood – is thoughtful, generous and inclusive. It’s a collection of virtues that the world needs right now and that I hope, in our own small way, we contribute to at Ockham. Aroha is a name for the times, a symbol for the moment.”

The Construction

Let’s face it: the actual building side of things – the diggers, the cranes, the concrete trucks... the hard hats and hi-vis vests – is quite exciting. But how are the buildings being constructed? And when can I move in!

Ockham’s buildings have a reputation for being solidly built…

They do. And Aroha – constructed of reinforced concrete and steel built to the latest engineering and earthquake standards – will be no exception.

And the fit-out?

Our apartments are built to last. Floors are concrete and the inter-tenancy walls (walls between apartments) are designed to provide excellent acoustic privacy. All apartments are double-glazed, have high ceilings, overheight doors and are fitted out to a very high standard. Each comes with an appliance package, which includes an oven, induction cooktop, dishwasher, rangehood, washer/dryer combo and heat pump.

Sounds great! When do you expect Aroha to be finished?

We expect to finish in late 2022.

The Sales Process

One of the advantages of buying an Ockham Residential apartment is that you’re buying directly from us. We have our own specialist sales team who know our developments back to front. They’ll be with you each step of the way.

I’m a first-home buyer and, to be honest, am a bit daunted by the process. Can you help guide me in the right direction?

We hear you – it’s a complicated process with a fair bit of paperwork to get through. We’ve prepared a 10-step guide to the Sales Process which explains the sequence of things. We’d also encourage you to take your time and do your research. Settled, the government’s advisory website, is an excellent source of independent, Plain English info.

Lots to read up on – but I’d also like some specific info on Aroha. Can I come see you?

Yes, of course! We have a sales suite at 54 Surrey Crescent, Grey Lynn. We have a scale-model of the development, a sample Aroha kitchen and bathroom and all the plans – along with a number of interactive walk-throughs on a touchscreen TV. 

I’ve checked Aroha out – and like what I see! How do I actually buy an apartment?

To secure an apartment, you need to sign a conditional sale and purchase agreement and pay a deposit of 10%. Our agreement provides a five-working-day ‘due diligence’ period, which gives your lawyer an opportunity to review the agreement and other documentation. It also gives you time to organise pre-approval for your finance and to do any other homework to make an informed decision. Once you’re satisfied with your ‘due diligence’, you’d then instruct your lawyer to make the agreement unconditional.

As with any property purchase, it’s essential potential buyers seek their own legal and financial advice before signing the contract.

I think I might qualify for one of your KiwiBuild apartments. Is there going to be a ballot?

No, there isn't a ballot – Aroha's 47 KiwiBuild apartments are being sold on a first come, first served basis to KiwiBuild-qualified purchasers. To apply for pre-qualification with KiwiBuild, go to www.kiwibuild.govt.nz.

Once you’ve done this, you would then sign a conditional sale and purchase agreement and pay a deposit of 10%. Our agreement provides a five-working-day ‘due diligence’ timeframe – please refer to an earlier question for more information about this. We stress again how important it is that you get legal and financial advice before signing the contract.

Do you offer a ‘due diligence’ timeframe?

Yes, our sale and purchase agreement provides a five-working-day ‘due diligence’ timeframe. During this time your lawyer will review the agreement and related documents and you can get an agreement in principle from your bank if you haven’t already done so.

It is also an opportunity to do any other homework so you’re well-informed and ready to proceed. If you change your mind, you can walk away without penalty (and without having to give a reason).

Is my deposit secure?

Absolutely. All deposits are held in trust by Ockham Residential’s lawyer until settlement (when the building is finished and titles issued). While your deposit is held within the trust account, you will receive any interest. Ockham cannot use the deposit funds to complete the development.

Are the titles freehold?

Yes, the Aroha apartments will have a Stratum in Freehold title, sometimes referred to as a unit title.

Do I have to make any progress payments throughout the build?

No, once you’ve paid your 10% deposit, you don’t have to pay the balance until settlement. Settlement takes place once the building is complete and the Titles and Code of Compliance Certificate (CCC) have been issued. At that time our lawyer will provide yours with a 10-working-day settlement notice.

Can the price go up during the build?

No, the price stated in the Sale and Purchase Agreement (when you pay your 10% deposit) is the full price you’ll pay for your apartment.

The Apartments

Car parks. Bike racks. The storage situation. And the residents' lounges, gardens and pool – tell me more!

Do the apartments come with a car park?

Most of the open market apartments come with a car park, but a few of the one-bedroom apartments do not (please refer to the pricelist for this information). The KiwiBuild apartments don't come with a car park, but most give you the option of buying a car park for an additional $60,000. Again, please check the pricelist to confirm whether the apartment you're looking at includes a car park.

All Aroha's car parks are secure and undercover.

Are there storage lockers?

All the open-market apartments include a storage locker in the price. KiwiBuild buyers have the option to buy a storage locker outright for an additional $8,000. These will be sold on a first come, first served basis. 

Are there bike racks?

Aroha is at the intersection of some of Auckland’s finest cycle paths. You’re 8.5km from the CBD – but you can also whizz out west on the famed Northwestern Cycleway. We’re big fans of bikes at Ockham and Aroha has one dedicated bike rack per apartment. 

What are the main communal amenities?

There are dual residents’ lounges which flow out to the residents' gardens and an outside swimming pool. The residents’ lounges are furnished and have a kitchenette. They're open to all residents ordinarily (or can be booked out for private functions).

Aroha will have some lovely communal gardens to the west of Building 2 which include veggie patches and a dedicated garden room – perfect for green-fingered residents. The courtyard gardens are another neat spot to relax and think and ponder.


If you haven’t lived in an apartment before, you’ll probably have a few admin questions. Like how does the Body Corporate work, who do I see if I need something fixed, can I have pets…

Firstly, is there a Body Corporate?

Yes, as with all apartment developments, Aroha will have a Body Corporate. We’ve worked closely with Crockers to develop a comprehensive Body Corporate budget and Body Corporate rules. Our sales team will take you through this. But a good primer is this interview Joss from our sales team did with Helen O'Sullivan from Crockers earlier this year. 

Can I become a member of the Body Corporate Committee?

Yes. All Aroha apartment owners can run for election to the Body Corporate Committee.

Any additional running costs I need to factor in?

Apartment owners are responsible for the annual Body Corporate levy and Auckland Council rates. Water and power are individually metered so you pay for what you use. Building insurance is included in your body corporate fee, but you’ll need to get your own contents insurance.

What guarantees do you offer? Is there a maintenance and defects period?

Ockham Residential’s buildings are constructed from time-proven durable building products and comply with the latest engineering standards. We have a track record of quality developments and maintain a connection to the buildings – and communities – we’ve become a part of.

We operate a 90-day maintenance period from the date of settlement. If there are any issues or problems within this period, let us know and we’ll fix them. There are emergency contacts for any urgent matters. Following the 90-day maintenance period, any further building defects are covered under the Building Act.

The Aroha Body Corporate will be the beneficial holder of all guarantees and material warranties.

Will there be a building manager?

Yes, an offsite building manager will be appointed. They’ll handle the day-to-day operations and maintenance required in the development. With all Ockham developments we look to the long-term. Our developments are built with durable – and enduring  materials to keep ongoing maintenance costs as low as possible.

Are you pet-friendly?

Yes, pets are allowed – with the written consent from the Body Corporate. Please check the Body Corporate rules if you plan to have a pet.

What system do you have for rubbish and recycling?

Bins will be provided for rubbish and recycling. These will be emptied by an external contractor under the management of the Body Corporate.

What’s the security like?

Good security is one of the real benefits of apartment living. Your swipe card will give you access to your building. That same card will allow you to move around the building to get to the areas you need (your apartment level, car park and common areas). Normal keys will be provided for apartment entry doors. There’ll be CCTV outside the building and also in the car park areas.