About Toi Apartments

Fast facts about Toi – the apartments, the residents’ facilities and the meaning behind the name itself.

The well-known meaning in te reo rangatira is 'art' or 'knowledge', with additional – and resonant – layers of meaning being 'point', 'summit', 'indigenous' or 'origin'. Associations that are amply evident within this beautiful whare.

There are 65 apartments at Toi in a range of studios, one, two and three bedroom options.

Not in this first whare (though watch this space for future offerings). However, Toi is well-priced and most of the apartments meet the first home buyer grant price caps.

Of course! There’s a 71m2 Residents’ Lounge at Toi. This is a shared space which can be used by all residents.

Construction is underway.  We anticipate completion in Quarter 4 of 2025.

Building bits & bobs

The Toi brochure has a lot of detail about the build and fit-out. Our sales team can tell you more. But here’s a brief summary.

So are we – and so we take our kitchens seriously! Not only are they the most utilitarian parts of your home (and often a secondary social hub), they need to look good too. For Toi we’ve chosen a herringbone mosaic for the kitchen splashbacks, echoing hints of the woven flax-like brick patterning outside.

  • Quality New Zealand-made kitchens with soft-close drawers. Chic and practical.
  • Engineered stone benchtops — easy to clean and super-durable.
  • Mosaic tiled splashbacks (with feature LED strip light).
  • Choice of white or light-green palettes. 

The woven pattern continues in the bathroom with a chevron tile. The vanity can either be in a neutral timber or a light green if you’re like a pop of colour.

  • Porcelain tiles on bathroom floor and shower wall. They look exquisite and are easy to clean.
  • New Zealand-made vanities and cabinet. Quality local fare.
  • Heated towel rails keep your towels toasty.
  • Frameless glass shower screens with customised, stainless steel New Zealand-made shower bases.

Yes, every apartment comes with an appliance package which includes a heatpump, an oven, induction cooktop, dishwasher, rangehood and a washer/dryer combo.

Yes, we're huge two-wheeler fans and Toi has plenty of bike parks. Stand-on e-scooters can be stored within your bicycle room space. We plan to include motorbike parking spaces in the future carpark building.

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 and common areas). Normal keys will be provided for apartment entry doors. There’ll be CCTV outside the building.

Toi has a secure mailroom which can be accessed with a PIN code.

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

Yes, we will be targeting a 6 Homestar rating.


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 great fun. But having confidence in the track record of the builder is also incredibly important if you’re buying off the plans. 

Ockham Construction. As part of our commitment to the highest possible standards, Ockham Residential has its own construction arm. Ockham Construction has completed major projects including Daisy in Mt Eden, Tuatahi and Modal in Mt Albert, Kōkihi in Waterview and Star Newton in the city. The team are currently working on five sites – Aroha in Avondale (Estimated Completion Date (EDC) Q1 2023), Meadowbank’s Koa Flats (EDC Q2 2023), Aalto in Morningside (Q2 2023). Manaaki in Onehunga (Q3 2023) and The Greenhouse in Ponsonby (Q3 2023).

Our buildings are constructed from classic, durable building materials and comply with the latest engineering standards. Instantly recognisable, Toi is a striking refinement of the distinctly residential ‘look’ that has evolved over Ockham’s 14 completed developments so far. Its walls are warmly, solidly brick — a custom-coloured, verdant green.

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, over-height 2.2m doors and are fitted out to a very high standard. Each comes with an appliance package which includes an oven induction cooktop, dishwasher, rangehood, heat pump, and a washer/dryer combo.

We operate a 90-day maintenance period from the date of settlement. If there are any issues or problems within this period, we ask you to log these with us and our remedials team will undertake the necessary repairs. Following the 90-day maintenance period, any further building defects are covered under the Building Act. The Body Corporate will be the beneficial holder of all guarantees and material warranties.

The Sales Process

One of the advantages of buying an Toi apartment is that you’re buying directly from us. We have our own specialist sales team who know our developments back to front – we'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! Our friendly sales team are gregarious souls and would love to see you at our sales suite at 54 Surrey Crescent, Grey Lynn. We have a scale-model of Toi, along with all the plans and samples of the materials.

To secure your Toi apartment, you need to sign a conditional sale and purchase agreement and pay a 10% deposit. Our agreement provides a ten-working-day ‘due diligence’ period, which gives your lawyer an opportunity to review the agreement and other documentation. It also gives you time to seek advice about 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 seek advice about finance for the purchase. 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 Code of Compliance Certificate (CCC) / 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, Toi apartments will have a Stratum in Freehold title, sometimes referred to as a unit title.

It does – there is a vendor development condition in the sale and purchase agreement. We hope to start construction in September 2023.

Yes, there is. The sunset date is 30 September 2026, which is 18 months after we expect the development to be completed. 

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. There are no escalation clauses in our agreements.

The Body Corporate

Yes, as with all apartment developments, Toi will have a Body Corporate. We’ve worked closely with Crockers – New Zealand’s largest independent body corporate service provider – to develop a comprehensive Body Corporate budget and rules. Our sales team will take you through this, but a good primer is this interview Ockham’s Joss Lewis did with Helen O'Sullivan, Queen of Crockers.

Among other duties, they insure the buildings, keep the common property and building elements in good order, devise a long-term maintenance plan and ensure money is set aside for this.

Yes – start prepping your stump speech! All apartment owners can run for election to the Toi Body Corporate Committee.

The estimated body corporate levies for each apartment are available on the plans and pricing page of our website or in the sales suite. The figures are estimates at this stage, based on a draft budget prepared by Crockers. The final budget will be set just prior to settlement and the first levy will be paid with your settlement statement (the body corporate will need funds upfront to get the essentials like insurance in place). The timing of subsequent payments will then be agreed at the first Body Corporate meeting.

In addition to the annual Body Corporate levy, apartment owners will need to pay Auckland Council rates (these are paid directly to council). 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.

Yes, an offsite building manager will be appointed. They’ll handle the day-to-day operations and maintenance required in the development. It’s worth stressing again that Marutūāhu-Ockham 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. Note: While additional permission from the Ministry of Primary Industries is required for larger pets, we don’t believe apartments are suitable environments for tigers

The Developer

Sure, a great presentation – backed by carefully drawn floorplans, majestic renders and artful brochures – catches the eye. But when you’re buying off the plans, the most important consideration is track record. Here the Marutūāhu-Ockham partnership have a reputation that’s hard to beat.

Toi will be the eighth development in the Marutūāhu-Ockham partnership. We have finished two developments, Tuatahi and the award-winning Kōkihi, with two more — Aroha and Manaaki — nearing completion. We have four additional projects in the planning and consents phase, including Manawa in Avondale, a second epochal, city-shaping project alongside Maungārongo.

Ockham Residential is a market leader in Auckland's development community. We have a track record of building homes well-loved by those who live in them. We’ve completed 14 projects to date, 746 homes across Tāmaki Makaurau, and won awards and plaudits along the way. Currently we have another five projects numbering 487 apartments under construction and slated for completion in 2023.

The Marutūāhu Confederation comprises the iwi of Ngāti Maru, Ngāti Pāoa, Ngāti Tamaterā, Ngāti Whanaunga and Te Patukirikiri. We whakapapa to the celebrated eponymous tūpuna, Marutūāhu, son of Hotunui, whose ancestors came to Aotearoa on the Tainui waka.

The Marutūāhu's rohe (customary tribal area) extends from Mahurangi in the north to Matakana in the south, including Tāmaki Makaurau, as acknowledged in the pepeha: “Mai Ngā Kuri a Whārei ki Mahurangi or mai Matakana ki Matakana.” We share this rohe with related tribes. 

The partnership rests upon a joint moemoeā (vision) says Marutūāhu chair, Paul Majurey. “It was clear in my first hui with Ockham’s Mark Todd that our values are very much aligned — a far-sighted approach, a deep connection to Tāmaki Makaurau and a recognition that community is at the heart of any good development.

“We share some very long-term aspirations around the built environment. We see housing as fundamental to people, a legacy we leave to future generations — and to Tāmaki Makaurau.”

For Ockham, barely a dozen years old, the guidance of an older mentor — a Tuakana with more than 30 generations’ experience — has been invaluable. It has sharpened the company’s focus: a commitment to community, to whānau, to whenua.

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

About Maungārongo

Maungārongo is a new masterplanned community and part of the biggest brownfield redevelopment in Auckland. 

Over the next two decades, the Te Auaunga Precinct – 40 hectares of land running from the old Carrington Hospital up to Unitec – will be developed by the three Auckland rōpū (iwi collective groups): Marutūāhu, Te Waiohua and Ngāti Whātua. Through the Ngā Mana Whenua o Tāmaki Makaurau Collective Treaty settlement of 2014, each rōpū will masterplan and develop their respective areas – Marutūāhu in the north, Te Waiohua in the centre and Ngāti Whātua in the south. 

Maungārongo is the name given by Marutūāhu to their community. It is a staged 15-year project that will bring more than 3,000 homes over 40 buildings. It’s a village within a city — an urban kāinga of self-sufficient communities which animates Auckland’s ambition to be a compact and connected city.

The buildings will be arranged around an array of community spaces where people can mix and mingle. Everything will be walkable and accessible; foot traffic and biking is prioritised. There will be little internal car traffic.

The masterplan hints at what’s to come — think a metro supermarket, medical centre, creche, 24-hour gym, swimming pool, cafes, restaurants, commercial spaces, co-working offices, playgrounds, recreational spaces, community gardens and more. 

Maungārongo is over 10 hectares, beginning near Pt Chev Village and continuing for 400m along Carrington Road towards Mt Albert. 

Roads – and associated infrastructure for stormwater, wastewater and fibre around the Unitec precinct – are being constructed by the Ministry of Housing and Urban Development. There’s a loop road connecting Gate 1 & Gate 2. The North-South Link alongside Toi will be a pedestrian-priority area, but with access for vehicle loading/drop-off.

Toi’s sister building, connected by the shared bicycle ‘garage’, will be the next construction project. The start date is dependent upon market conditions, but we hope it to be within 12 months of breaking ground at Toi.