The Development

A little bit about Ockham Residential, the developers behind Manaaki. 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 Manaaki?

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 and Kōkihi in Waterview. The team are currently roaring ahead with Aroha in Avondale and The Greenhouse in Grey Lynn.

How many apartments are there at Manaaki? And are there any KiwiBuilds?

There are 210 apartments in Manaaki all up – 87 have been 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. We expect construction to start at Manaaki to start in October 2021.

How are you funding Manaaki?

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.

Manaaki. What's behind the name?

Manaaki is the fourth instalment of Ockham's partnership with Marutūāhu Iwi, a collaboration that began with Tuatahi in Mt Albert. Kōkihi in Waterview is very nearly finished, Avondale’s Aroha has just got underway. Says Marutūāhu Chair Paul Majurey: “When we finish Manaaki, we’ll have delivered 540 homes to Aucklanders, many of these for first-home buyers. It’s a contribution that’s making a material difference to Tāmaki Makaurau: it’s giving people the opportunity to put down their roots, make a home for their whānau, become part of a community. It’s another tangible expression of the manaaki of Marutūāhu.”

“We’re building a legacy together,” says Ockham co-founder, Mark Todd. “High quality, affordable housing is desperately needed, and we’re committed to helping as many Aucklanders as we can find a place in their city.” It’s an ambition, he says, that’s embodied by the name. “Each day we learn something from our Marutūāhu partners,” he says. “Manaaki is a special word and an even more beautiful concept. It means ‘to support, to take care of… to show respect, generosity and concern for others.’ It’s a fine principle to live by; it is a fitting ideal for us to work towards.”

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 indeed. And Manaaki – constructed of reinforced concrete and steel and 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 and washer/dryer combo.

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

We hope to get underway in October 2021. All going to plan we'll finish in Q2 2023.

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 step-by-step guide to the Sales Process which explains the sequence of things. But we encourage you to take your time and do your own 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 Manaaki. 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 Manaaki kitchen and bathroom along with all the plans – along with a number of interactive walk-throughs on a touchscreen telly. 

I’ve checked Manaaki 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.

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 Manaaki 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. The pool. And the residents' lounge, work-from-home offices and in-house cafe... tell me more!

Are there bike racks?

We’re big fans of bikes at Ockham and Manaaki has loads of bike parks. Two hundred and seventy in fact — with additional visitor bike parks beside the café (and EV chargers abounding for juice).

What are the main communal amenities?

Manaaki boasts the usual Ockham extras – the pool set in a subtropical garden, the mildly massive residents' lounge, the huge bike garage. But there are a couple of fancy new features.

Each of the four buildings at Manaaki has a dedicated work-from-home office. It gives residents the camaraderie and buzz of an office, but with the race-back-for-lunch-in-two minutes convenience of home (not to mention the productivity gains from forcing slackers out of jarmies and dressing gowns)! The in-house Manaaki café is the perfect venue for our work-from-homers to host business meetings, catch-ups and focused gossip sessions.


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, Manaaki 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 Manaaki 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 Manaaki 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.