The Waiheke 160 at 111b Mckinney Road: 3 bedrooms, 2 bathrooms and a double garage across 160 m² on a 605 m² section in Warkworth. The price covers the home and the land together, with site costs, development and council fees included.
We call you back within one business hour and walk you through the package: the section, the plan, the inclusions and the timeline.
Visit the section, walk a comparable build or the Warkworth showhome, and ask the awkward questions. No pressure at any point.
One number for house and land, with bank-friendly paperwork and a standard deposit. The price only moves if you change something.
You get the schedule at contract signing and updates as it goes up. Most homes run slab to keys inside six months.
Pre-handover inspection and builder's clean, then you move in covered: a 2-Year materials and maintenance guarantee plus 10-Year Structural Cover on a Master Build contract.
The market town of the north, now inside Auckland's commuter belt thanks to the motorway extension. Buyers get more section for the money than anywhere on the coast, with Matakana and the beaches ten minutes away.
MEDIAN AND RENT: REINZ AND LISTING DATA VIA REALESTATE.CO.NZ, ROLLING 12 MONTHS · VALUE GROWTH: ONEROOF-VALOCITY INDEX, JAN 2021 TO JAN 2026 · RENT IS ALL PROPERTY TYPES · READ JULY 2026
| Package | Suburb | Beds | Baths | Home | Section | From | ≈ / wk | |
|---|---|---|---|---|---|---|---|---|
| Waiheke 160 | Warkworth | 3 | 2 | 160 m² | 605 m² | $1,137,050 | $1,192 | |
| Milford 190 | Warkworth | 4 | 2 | 184 m² | 533 m² | $1,240,000 | $1,300 | View → |
| Custom | Warkworth | 3 | 2 | 143 m² | 562 m² | $995,000 | $1,043 | View → |
| Marlborough 165 | Warkworth | 3 | 2 | 165 m² | 562 m² | $1,099,000 | $1,152 | View → |
| Paihia 176 | Warkworth | 3 | 2 | 176 m² | 356 m² | $1,118,000 | $1,172 | View → |
| Fantail 153 | Warkworth | 3 | 2 | 153 m² | 533 m² | $1,122,000 | $1,176 | View → |
| Custom 3bedroom | Warkworth | 3 | 2 | 173 m² | 562 m² | $1,150,000 | $1,205 | View → |
| Mangawhai 163 | Warkworth | 3 | 2 | 163 m² | 615 m² | $1,152,000 | $1,208 | View → |
A new build against the do-up down the road, over the years you’ll actually stay. Slide the numbers until they look like your life.
New build against the do-up down the road, over the years you’d actually stay.
Ballpark for budgeting, your quote comes set, with real numbers for your section.
Indicative only, not lending advice, your bank sets the real rate and terms.
Indicative only, not financial or tax advice. Rent defaults to Warkworth's median advertised rent ($700/wk, all property types, last 12 months). A new build usually rents above the all-types median, ask a local property manager for a rent appraisal on the specific home.
It is the full turn-key house-and-land number, and it settles on a set-price contract. The price moves only for a variation you ask for, or something genuinely outside anyone's control, and we're upfront about both before you sign.
A standard deposit secures the package, and the paperwork is written the way banks like it. Most buyers arrange pre-approval first; we can point you at brokers who know our contracts.
Finishes, yes: kitchens, colours and flooring are chosen with our team. Structural changes depend on how far along the build is, so ask early.
You get the build schedule at contract signing. Most of our homes run slab to keys inside six months, plus any time the section title needs.
The Fully Loaded list: stone benchtops, appliances, heat pump, curtains and blinds, landscaping, driveway, letterbox and clothesline. Move-in ready, not a base spec.
Packages do move fast. Tell us what you are after and we will flag matching packages before they are published, with no obligation.
The market town of the north, now inside Auckland's commuter belt thanks to the motorway extension. Buyers get more section for the money than anywhere on the coast, with Matakana and the beaches ten minutes away.
The median advertised rent in Warkworth over the last 12 months is about $700/wk, across all property types and sizes. Against this package's $1,137,050 that is a gross yield of roughly 3.2%, before rates, insurance, maintenance and any management fee. Treat it as a starting point rather than a forecast: a brand-new four bedroom home usually rents above an all-types median, so ask a local property manager what this specific home would achieve.
The median sale price in Warkworth over the last 12 months is $1,022,500, and average property values in the area have moved +17.0% over the past five years. Those are two different measures, sale prices and a valuation index, so they will not line up exactly. Past growth never guarantees the future, but new homes in growth corridors tend to hold demand well, and every Stroud build carries a 2-Year materials and maintenance guarantee plus 10-Year Structural Cover, which transfers if you sell.
Every home carries the independent Master Build 10-Year Guarantee, including two years of workmanship cover, on top of a 10-year structural warranty. It is insurance-backed rather than a builder promise, and it transfers to the next owner if you sell.
A new home meets the current Building Code and Healthy Homes insulation and heating standards on day one, so there is no retrofit bill. Maintenance costs start at zero, a heat pump and full insulation are already in the Fully Loaded inclusions, and tenants consistently pay a premium for brand-new over the all-types median rent.
Banks often treat new builds differently from existing homes, including exemptions from some loan-to-value restrictions. We are builders, not brokers, so check with your bank or adviser what applies to you; the mortgage calculator on this page is a starting ballpark only.
“We are thrilled with our new home built by Stroud Homes. The house is a beautiful Hamptons-style home that exudes charm and elegance. The quality of the build is excellent, and the finishes are top-notch, showcasing their attention to detail. Our neighborhood in Snells Beach is stunning and peaceful, making it the perfect place to call home.”
“As first home builders in our 70’s we had a very positive experience with our building contractors Stroud Homes Auckland North. Michael Rabey was our project Manager throughout and dealt with any enquiries promptly and effectively. Attention to detail was excellent and subcontractors were very efficient. We are very happy with our lovely new home and have no hesitation in recommending Stroud Homes Auckland North”
“Stroud Auckland North have been wonderful throughout the build process of my house. I found them honest and transparent, and very accommodating with my changing needs and some tricky situations. They even pre-empted an oversight by the council, so that it didn’t adversely affect me down the line.”
“What stands out in particular for us, is their honesty and ethical professional behaviour at all times. We have never felt pushed or pressured and would highly recommend them if you are considering building.”
“They really took the time to listen and understand what we wanted, and it shows in how much they care about how your family will actually live in the home. They are honest, considerate, and never pushy. I highly recommend them to anyone looking for a builder you can truly trust.”
“Brilliant show home! I built with Stroud and the attention to design and detail is equally represented here in the decor. I would recommend them to anyone considering a new build.”
Want to walk it before deciding? Call 021 730 921 and we’ll meet you at the section, or start below and we’ll call you back within one business hour.
Leave your details and the team will call you back within one business hour with everything on the Waiheke 160 in Warkworth, availability, inclusions and next steps.
Within one business hour on weekdays. A local from the Warkworth office, not a call centre.
Your section, your budget and the plans that fit. Straight answers, no sales script.
A written summary you can take to the bank. No obligation and no chasing afterwards.
“What stands out in particular for us, is their honesty and ethical professional behaviour at all times. We have never felt pushed or pressured and would highly recommend them if you are considering building.”
WE CALL BACK WITHIN ONE BUSINESS HOUR · NO OBLIGATION
“Tilda, Mike and the Stroud team have been amazing to work with over the years. They are loyal, hard working, smart and sell quality houses.”
“Really great experience to have connected with Stroud Homes Auckland North. From design to your dream home just come to Stroud Homes!”
“Called into the Warkworth show home and was absolutely amazed. What a stunning home. The barn door dividing the kitchen to entry is a wonderful feature.”
“I’ve had the pleasure of knowing Michael and Tilda Rabey ( owners of Stroud Homes, Warkworth) for over 15 years. I’ve known them both through the community circles for which they are well entrenched, connected, and support. When I was recently asked to landscape their new show home I got to meet the Stroud Warkworth team, and I’d have to say they’re a great team with high expectations in terms of workmanship, and they display strong ethics, and the quality of their houses are nothing but the best! In summary, if you’re looking for a building company to trust, I’d highly recommend Stroud Homes Warkworth.”
“Show home at 75a Woodcocks Road was a delight to look around, we were very impressed with the quality finishes and the friendly family Stroud team. Also the coffee and sausage sizzle was an added bonus! To date we are a few weeks in with our property build and have been impressed with hardworking and courteous work force on site. Many thanks to Mike Tilda Murray and family. Plus Dawn Project Manager and Quantity Surveyor and Team.”
“Nicely prsented”
“Fantastic quality & a great team.”
“Brilliant show home! I built with Stroud and the attention to design and detail is equally represented here in the decor. I would recommend them to anyone considering a new build.”
“I found visiting this home exceptional it was every thing I would love in a home .Beautiful!”
“Wonderful house very stylish”
“Stunning show home. Beautiful quality and lovely helpful staff.”
“Beautifully presented and use of space. Love it !”
“What an awesome property, let’s hope I win lotto tonight. Fab location as well. Karen ASB.”
“I have been in many of Stroud new build homes and really love all the thoughtful details and the planning. Trade quality is top notch too”
“Mike and Tilda at Stroud Homes have been absolutely fantastic to deal with. They really took the time to listen and understand what we wanted, and it shows in how much they care about how your family will actually live in the home. They guided us thoughtfully, always considering practicality and budget without compromising on quality. They’ve been incredibly patient throughout the process, went above and beyond to help us and it’s clear they genuinely care about their clients. Their communication has been excellent. They are honest, considerate, and never pushy. I highly recommend them to anyone looking for a builder you can truly trust. Genuinely good people and knowledgeable.”
“We are thrilled with our new home built by Stroud Homes. The house is a beautiful Hamptons-style home that exudes charm and elegance. The quality of the build is excellent, and the finishes are top-notch, showcasing their attention to detail. We especially love our Smeg appliances, which add a modern touch to the classic design. Our neighborhood in Snells Beach is stunning and peaceful, making it the perfect place to call home. Overall, we’re delighted with the end result and the high-quality craftsmanship from the build team.”
“Amazing to work with and such a high quality finish. Would highly recommend”
“Stroud Auckland North have been wonderful throughout the build process of my house. I found them honest and transparent, and very accommodating with my changing needs and some tricky situations. The only problems I had were related to the inevitable council and weather delays, and they went the extra mile to circumvent these, and make the build process smooth. They even pre-empted an oversight by the council, so that it didn't adversely affect me down the line. They were always available to address any questions or concerns, and I would recommend them unreservedly.”
“The team here led by Michael and Tilda are so professional and always very receptive and proactive.”
“Friendly staff who are big supporters of local business and local contractors!”
“Fantastic group of people and beautiful homes”
“Mike & Tilda of Stroud Homes Auckland North, Warkworth are people you would want to have build your home. I can personally vouch for their commitment and integrity. If you are looking for someone to build your home that has both the expertise and the heart to do so, they are the ones you are looking for. From their own experiences and ups and downs of life, they understand your dreams and will help you to apply these practically to an achieve that dream. You can trust them. Shari”
“Michael, Tilda and the Stroud Homes' team at Warkworth have been exceptionally helpful in working with us to explore the option of building a home. They have gone the extra mile in terms of listening to our wants and needs and finding options to meet these within a fixed budget. They have been patient in finding, providing and interpreting information and drawing draft plans for us. What stands out in particular for us, is their honesty and ethical professional behaviour at all times. We have never felt pushed or pressured and would highly recommend them if you are considering building.”
“Working with Tim and the Stroud Homes Auckland North team, to design our family home has been an absolute pleasure. Tim took the time to listen and truly understand what was important to our family, then presented options and ideas that were on point....and within budget. We are very confident and excited to be partnering with Stroud and look forward to our beautiful home taking shape.”
“We are very pleased with the service and care that Stroud Homes Auckland North provided throughout the process and now we start building our home! Tim has been very supportive of our journey and decision-making. We appreciated the patience and time that the team at Stroud Home have for us. Thank you for your wonderful service and we are looking forward to receiving the key to our dream home.”
“Stroud has absolutely been the best help in planning our new kitchen . We got really great advice and the attention to detail was impressive. Thankyou Stroud for making the whole process so easy and hassle free. I recommend Stroud Homes Auckland North for any building or renovation work needed. Warren & Chrissy Coop Warkworth”
“I have been on numerous home build sites with Michael over the past 10 years. His homes are always built to the highest standards, and I have watched Michael and his team consistently going the extra mile to deliver exceptional build quality and make sure the home owners requirements are met or exceeded. Put him to the test, and you will see he measures up! Steve Reynolds”
“Very impressed with the warm, friendly service. Stroud Homes are truly aware that this is my home not just a house.”
