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.

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 (Mt Eden), Tuatahi and Modal (Mt Albert), Kōkihi (Waterview), Star Newton (Newton), Koa Flats (Meadowbank), Aroha (Avondale) and El Aalto (Morningside). In 2023, Ockham Construction will deliver 481 apartments, including Manaaki and The Greenhouse (Ponsonby).

There are 210 apartments in Manaaki all up, including 87 KiwiBuild units (which, alas, sold out some time ago).

There is a pre-sales condition in the sale and purchase agreement which has been met. Construction at Manaaki got underway in September 2021.

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

Manaaki is the fourth instalment of Ockham’s partnership with Marutūāhu Iwi, a collaboration that began with Tuatahi (Mt Albert), then  Kōkihi (Waterview) and Aroha in Avondale, which is well 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.”


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!

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

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.

Construction started in September 2021. We expect Manaaki to be completed in October 2023 – with settlement taking place 6-8 weeks after this.

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.

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.

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. 

To secure an apartment, you need to sign a conditional sale and purchase agreement and pay a deposit of 10%. Our agreement provides a 10-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.

Yes, our sale and purchase agreement provides a 10-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).

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.

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

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.

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!

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

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…

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.

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

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.

Ockham Residential’s buildings are constructed from time-proven and 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.

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.

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.

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

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.