Strathmill Development Orewa - Action and Info

The sales machine is certainly working overtime. 🍿🏠

Had a local HBC Kiwi come past for a look at the development and the first reaction was:

“Oh wow… look at all those sheds on the hillside.” 😂

Not exactly “Wow, what beautiful premium homes!” but perhaps that slogan is coming in the next marketing campaign.

There certainly seems to be plenty of activity at the moment. Show homes everywhere, advertising ramping up, and even this page managed 16 views in one day.

And apparently we’re now doing home viewings at 8pm on a Friday night.

8PM.
FRIDAY NIGHT.

That’s commitment! 😂

Nothing says “these homes practically sell themselves” quite like showing someone around a shoebox when most of Orewa is halfway through a bottle of wine.

Maybe the evening viewing is actually strategic though? 🌙

Less daylight means you don’t notice quite how close the neighbouring house is, and those magnificent views of your neighbour’s cladding probably look much better in the dark. 😂

But it does leave me genuinely wondering:

Are people actually considering buying these places?

Because once you get past the beautifully staged show homes and phrases like “premium living,” “exceptional value,” “better by design” and “welcoming community atmosphere,” you’re still making a very expensive property decision.

Small house.
Small section.
Minimal outdoor space.
Neighbours incredibly close.
And a sizeable mortgage for the privilege.

Maybe there’s a huge market for it and I’m completely missing something.

Or maybe the increasing sales activity, endless marketing and Friday-night viewings are telling their own story.

Either way, I’m still struggling to get past:

“Look at all those sheds on the hillside.”

Once you’ve heard it, you really can’t unsee it. 😂😂

💡 Maybe Strathmill has been marketed to the wrong demographic this whole time?

Forget “premium family living.”

Looking at some of these little homes, perhaps the brochures should read:

“Welcome to Strathmill - the retirement village without the clubhouse.” 😂

Think about it…

Small, low-maintenance homes ✅
Tiny sections with virtually no gardening ✅
Minimal outdoor space to maintain ✅
Compact living areas perfect for two ✅
Single garage ✅
Lock up and go ✅
Neighbours extremely close by ✅

It actually starts making sense!

For a couple wanting to downsize, who doesn’t want a big garden, doesn’t need loads of living space and wants something easy to maintain, some of these homes could actually be ideal.

And the neighbourly support network is practically built into the site plan. The houses are so close together that if you ever need assistance, forget the emergency alarm, just raise your voice and three neighbours will probably hear you through the kitchen window. 😂

All Strathmill needs now is the community clubhouse.

Put in a lounge, bowls green, weekly bingo, Friday drinks and a courtesy van to Orewa and suddenly the entire development starts making sense.

Because trying to sell tiny sections, limited outdoor areas and compact homes to families as “space, lifestyle and premium living” requires some seriously creative marketing.

As a low-maintenance downsizer village though?

Now we’re talking.

Maybe they didn’t build shoeboxes after all…

They just forgot to build the clubhouse. 😂🏠

Feels like dèjà vu!
Development approved despite massive opposition. Myland is smiling

The marketing department deserves a standing ovation… 👏😂

Apparently this is…

“More than new. Better by design.”
“Perfect for summer barbecues, entertaining friends, or simply enjoying a quiet evening outdoors.”
“Offering exceptional value.”
“Modern, stylish and move-in ready.”

Let’s pause there for a second…

Summer BBQs?

On that patio?

Unless your definition of entertaining is two chairs, a side table and asking your mates to take turns standing, we may have different ideas of outdoor living.

The brochure talks about “entertaining friends.” The patio looks like it was designed for entertaining… two reasonably friendly pigeons.

Then there’s the layout.

The photos are beautifully staged (credit where it’s due), but they’re working overtime. Wide-angle lenses can make almost anything feel spacious.

The reality?

A 179m² section, a 98m² home, and windows that seem to offer breathtaking views of… your neighbour’s cladding.

Natural light? Only if the sun can negotiate with the house next door.

And all of this for an asking price of $1.12 million.

Maybe I’m missing something.

When I hear “exceptional value”, I picture space, privacy, a backyard big enough for kids to play, and an outdoor area where you can invite friends over without issuing seating allocations.

Instead, the sales pitch seems to be:

“Premium living is when your neighbour’s outside wall becomes part of your interior design.” 😂

But hey… at least the listing says “better by design.” I suppose if the design brief was “fit as many roofs as possible on one hillside,” then mission accomplished.

The sales pitch is definitely ramping up… 🍿

Every day there’s another advert.

“Selling below cost!”
“Premium living in Strathmill!”
“Present all offers!”
“Price by negotiation!”

It’s almost as if the marketing department has entered the chat.

But here’s the thing…

Who cares what the price is if you’re buying a home where the biggest view from your lounge is your neighbour’s cladding?

These homes don’t seem to blend into the surrounding area at all. Instead, they look like they’ve been squeezed in wherever another roof could fit. It’s less “master-planned community” and more “how many houses can we fit on this hillside?”

Then there’s the traffic solution.

The sales material talks about a “new connection.”

Do they mean Flavell Road?

Because from what I remember, the original consent for around 210 homes included a direct connection to Grand Drive via the motorway roundabout. Fast forward to a consent for 465 homes, and somehow that connection has disappeared.

Interesting how the number of houses more than doubled, but the direct connection didn’t survive the journey.

So now buyers are being sold a Flavell Road connection as if it’s a major selling point. At peak times, it may well be quicker to head out via Maire Road than sit in another queue wondering where this “effortless living” disappeared to.

The developers have already done their job, they’ve turned the land into a development and sold the sections. Now it’s the builders’ turn to convince buyers that 98m², neighbours within arm’s reach, and a seven-figure mortgage is the new definition of premium living.

Maybe I’m old-fashioned…

When I hear “premium living,” I think of space, privacy, sunlight, a decent backyard, and somewhere to host a BBQ without asking two guests to perch themselves on the fence.

But perhaps that’s yesterday’s definition.

Today’s definition seems to be:

“Luxury is when your neighbour’s outside wall is your favourite view.” 😂

Petition to stop native bush area adjacent to Alice Eaves in Orewa from being developed into housing complex.

Sign the Petition Stop the development of native bushland into housing

98m² of luxury living… if your idea of luxury is playing Tetris with your furniture. 📦😂

Three bedrooms, one garage, and 98m² of “sophisticated space”… plus a deck that might fit two chairs and your dreams.

Hosting four people out there? Sure… as long as everyone enjoys standing shoulder to shoulder and smiling for the listing photos. 😅

🌿 Outdoor living at its finest!

A deck so spacious you’ll get to know your neighbours very well. Perfect for intimate conversations… because privacy is clearly optional.

☀️ Natural light?

Only if your neighbours turn their lights on.

Those windows aren’t looking out… they’re looking at walls. Enjoy your daily views of fence, cladding, and the thrilling world of “what’s happening in next door’s living room.”

👀 Privacy?

What privacy?

You’re so close to your neighbours you can probably hear them asking, “What’s for dinner?” before they’ve even decided.

It’s not a house… it’s a beautifully styled doll’s house designed for listing photos rather than everyday living.

But hey… at least you’ll know your neighbours really well. 😂

And remember the marketing slogans:

“Coastal living.”
“Sun, space and simplicity.”

The sun? Depends what time of day it squeezes between the walls.

The space? Well… technically there’s 98m² of it.

The simplicity? Absolutely. Four walls, a tiny deck, and a seven-figure mortgage. What more could a Kiwi family want? 🏡💸

The sales pitches just keep getting better… 😂

“Elevated Elegance & Effortless Living.”
“European-style kitchen.”
“Natural skylight.”
“Elevated views.”
“Space, style and comfort in 102m².”

I’m starting to think the copywriters deserve a pay rise.

“Elevated views”… of what exactly? Your neighbour’s lounge room? Their washing line? Maybe the fence if you’re lucky.

“Space, style and comfort in 102m².” That’s certainly one way to describe it. Another might be… “efficient use of every available centimetre.”

And I love how the pricing has quietly evolved into “Price by Negotiation.” Translation: Let’s see what someone is prepared to pay.

Here’s the part I struggle to understand.

Just over the motorway in Ara Hills, from the same developer, you can find a 4-bedroom home with a double garage around the $1.099M mark.

Yet somehow a 3-bedroom, 102m² home with a single garage in Strathmill is expected to command similar money.

Maybe the motorway is a magical value barrier.

To be fair, the Trade Me photos look fantastic. Wide-angle lenses, clever staging and bright lighting can make almost anything feel spacious. Then you visit in person and realise you’ve just walked into what feels more like a beautifully furnished doll’s house than the grand lifestyle promised in the brochure.

At the end of the day, everyone should buy what suits them. Just do yourself one favour before signing on the dotted line…

Visit other developments, compare what your money buys, and decide whether you’re paying for a home… or for a marketing slogan.

“Sun, Space & Simplicity” 🌞🏠✨

Let’s talk about the so-called outdoor area on some of these premium-priced tiny homes.

Apparently, a maximum 3x3 metre patch now qualifies as an “outdoor entertaining space.” Really?

What self-respecting Kiwi looks at an area barely big enough for a BBQ, two chairs and an existential crisis and thinks… “Perfect. Let’s host the mates.”

You might want to trim that guest list down to about 4 people max, and that’s assuming nobody values personal space or arrives carrying a salad bowl.

BBQ? Socialising? Outdoor living?
Mate, you’d have more room hosting the party inside a walk-in wardrobe.

And then there’s the marketing…

“Coastal living, zero compromise.”
Right… except for the tiny compromises around outdoor space, living space, light, airflow, storage, parking, privacy and breathing room.

But don’t worry, while buyers are learning the art of sideways socialising in their luxury 3x3 “alfresco zone,” the people selling the dream seem to be doing just fine.

Funny how the brochures always show long tables, relaxed entertaining, flowing indoor-outdoor living and smiling groups of friends… but somehow forget to mention you may need a roster system for seating.

Still, simplicity achieved ✅

Simple because it’s four walls, a postage stamp patio, and a sizeable mortgage to quietly enjoy your “coastal lifestyle.” 😳

Strathmill: “Coastal Living, Zero Compromise”🤣 👀

You’ve got to admire the marketing confidence.

A fascinating collection of… let’s call them architecturally adventurous homes. A real mish-mash of styles, some with garages, some without, some seemingly designed around the exciting concept of minimal window ownership. Uniformity? Cohesion? Consistent neighbourhood feel? Overrated.

And parking… ah yes, the modern solution. Because clearly families with 2–3 cars will simply embrace the community spirit of street parking. Nothing says premium coastal living like playing “find a park near your own house” every evening.

Then there are the slogans…

“Coastal living, zero compromise.”
“Sun, space and simplicity.”

Sorry… which development are we talking about?

Zero compromise? That’s ambitious.

Because buyers may need to compromise on a few minor things, like windows, natural light, living space, outdoor areas, airflow, storage, parking… tiny details really.

Sun? Debatable.
Space? Depends how much you enjoy close human connection with your neighbours.
Simplicity? Absolutely 100%.

Simple because it’s essentially four walls to eat, sleep, and quietly contemplate your mortgage repayments.

But hey, branding is everything. Why sell space and light when you can simply print it on the brochure? 🌞🏠✨