Appraisal & Marketing Proposal
Lake Hayes · Queenstown
On the Record
144A Arrowtown-Lake Hayes Road
Sold | January 2026
"As agents ourselves it was hard to trust another agent. Cam's suggestions at the outset on what to do to present our property, along with the photography and marketing, were the best I've seen – that's saying something. Omea's customer service to us throughout was exemplary and all added up to a sold sticker very quickly once the house was presented, photographed and on the market. Well done team, we were impressed and delighted."
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First Thing's First
As Founder and Managing Director of Oliver Road, I have written, designed and produced this presentation, which reflects how we operate our specialist agency – hands on, in full control, and able to adapt and adjust the approach as required to produce the best outcome for you as the owner of a unique, high-value property in the Queenstown-Lakes District.
42 Central Park Avenue is one of a small number of properties in the Lake Hayes rural-residential precinct that has been totally transformed from its origins. An investment of some $800,000 has been committed to a comprehensive renovation project, and a new sprayed-concrete pool with associated landscaping has been installed on the northern lawn, creating a property that now presents well above its 1990s origins. I look forward to presenting you with a thorough assessment of its current market position and our recommended approach to the campaign.
Yours exclusively,
Cam Winter
Founder & Managing Director
Oliver Road | Luxury Real Estate
01 | Introduction
Representing a select few properties at the top end of the market, we are committed to delivering a world-class service; one that includes a comprehensive appraisal of value & market conditions, recommended pre-market improvements, commercial-grade photography and videography, broad-reaching exposure across national and international markets, and expert handling of buyer enquiry and negotiation.
"In such a small market segment, the value of your luxury property is heavily influenced by prices achieved for others across the basin."
As agents, our responsibility to deliver exceptional outcomes therefore extends beyond our current clients to include all owners of high-value homes in the area.
02 | The Property
Situated within the Lake Hayes rural-residential precinct approximately 12 km northeast of Queenstown, 42 Central Park Avenue occupies a 4,000 m² freehold site on a quiet residential avenue. The property is held on Record of Title 1099836 as Lot 2 Deposited Plan 584569 – a title established in February 2024 following a boundary adjustment (RM180759) that set the current landholding at precisely 4,000 m².
Under the Operative District Plan the site is zoned Rural Residential. Under the Proposed Queenstown Lakes District Plan it falls within the Lifestyle Precinct of the Wakatipu Basin Rural Amenity Zone, specifically Land Character Unit 12 – Lake Hayes Rural Residential. The property is connected to QLDC reticulated water and wastewater services, and the neighbourhood is entirely residential in character.
| Address | 42 Central Park Avenue, Lake Hayes, Queenstown 9304 |
| Legal Description | Lot 2 Deposited Plan 584569 |
| Record of Title | 1099836 (issued 16 February 2024) |
| Estate | Fee Simple (Freehold) |
| Land Area | 4,000 m² |
| Rating Valuation | $3,700,000 (September 2024) |
| Operative Zone | Rural Residential (North of Lake Hayes) |
| Proposed Zone | Lifestyle Precinct, Wakatipu Basin Rural Amenity Zone – LCU12 (Lake Hayes Rural Residential) |
| Services | QLDC reticulated water and wastewater |
03 | The Dwelling
The dwelling at 42 Central Park Avenue is a four-bedroom, three-bathroom residence with an approximate floor area of 280 m², established in the 1990s and subject to a comprehensive renovation programme completed in 2024–2025. The renovation, representing an investment of approximately $800,000, has transformed the home through a full replacement of interior finishes – including kitchen, bathrooms, flooring, joinery, and lighting – producing a property that presents as largely turnkey in condition.
A sprayed-concrete pool (10 m × 4 m, depth 1.2 m to 2.0 m) has been installed to the north of the dwelling, with pool fencing compliant with the New Zealand Building Code. Building Consent BC251581 for the pool has been granted. A retrospective resource consent (RM260205) was lodged in March 2026 under Rule 24.4.6 as a restricted discretionary activity, with a non-notified basis recommended.
| Floor Area (approx.) | 280 m² |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Year Built | 1990s |
| Renovation Investment | Approximately $800,000 (2024–2025) |
| Pool | Sprayed concrete, 10 m × 4 m (Building Consent BC251581 granted) |
| Water | QLDC reticulated supply |
| Wastewater | QLDC reticulated scheme |
The dwelling is positioned toward the southern boundary of the site, with driveway and manoeuvring areas to the south and the lawn, established landscaping, and pool extending to the north. This orientation maximises northern sun across both the living areas and outdoor spaces. Specific floor plan details, room configurations, and specification schedules will be confirmed during the pre-market preparation process and shared with prospective purchasers.
Fixtures & Fittings
A detailed specification schedule for the 2024–2025 renovation was not available to assist with our assessment. However, key areas of the renovation include kitchen, bathrooms, flooring, joinery, lighting, and external works including the pool and landscaping.
Original Build
A comprehensive record of the original construction has been compiled from the full building consent file (No. 931057) held by Queenstown Lakes District Council. The dwelling was designed by registered architect M.J. Wyatt, consented in December 1994, and completed with a Code Compliance Certificate issued in November 1996.
| 30 Sep 1993 | Project Information Memorandum (PIM) application lodged |
| 19 Oct 1993 | PIM issued by QLDC (No. 931057) |
| 28 Nov 1994 | Building Consent application lodged with full plans and specification |
| 19 Dec 1994 | Council sewage disposal report and recommendation issued |
| 21 Dec 1994 | Building Consent granted (BC 931057) |
| 21 Nov 1996 | Advice of Completion of Building Work submitted by owner |
| 27 Nov 1996 | Code Compliance Certificate (CCC) issued |
| Owner / Applicant | M.L. Fleming (Mike & Sandy Fleming), PO Box 83, Arrowtown |
| Architect | M.J. Wyatt, B.Arch. (Hons.) A.N.Z.I.A., Registered Architect, 115 Hallenstein Street, Queenstown |
| Structural Engineers | Buchanan & Fletcher Ltd, Christchurch (M. Fletcher) |
| Builder | J. Knapton, Littles Road, RD1 Queenstown |
| Draughting | Sheila Manne; Martinelli/Watkins |
| Consent Number | 931057 |
| Valuation Number | 2907116100 |
| Legal Description | Lot 6 DP 15096 |
| Location | Rutherford Road, Lake Hayes |
| District Plan Zone | Rural A |
| Project Description | New Construction – Erect Dwelling (Stage 1 of 1) |
| Estimated Value at Consent | $205,000 (incl. GST) |
| Intended Life | Indefinite, but not less than 50 years |
| Intended Use | Residential |
| Time for Completion | 6 calendar months from building permit grant |
| Contingency Sum | $5,000 |
| Performance Bond | $20,000 |
| Defect Liability Period | 3 calendar months after practical completion |
The dwelling was designed as a long, linear single-storey form set into the landscape beside Lake Hayes, with the principal living spaces oriented to the north to capture sun and lake views. The architectural plans (9 sheets by M.J. Wyatt, dated May 1994, received by Council 28 November 1994) show four elevations: a gabled west end, an extensive north-facing verandah with full-height glazing, a long south elevation, and a gabled east end with pergola.
| Zone | Rooms |
|---|---|
| Living Wing (West) | Living Room, Dining Room, Kitchen with island unit, Pantry |
| Central Core | Entry with cedar louvres, Laundry, WC, Study |
| Sun Room / Passage | North-facing Sun Room connecting wings, Verandah access |
| Bedroom Wing (East) | Bedroom 1 (Master) with En Suite and Dressing Room, Bedroom 2, Bedroom 3, shared Bathroom |
| Outdoor | North and south Verandahs, Pergola (east end) |
The overall building length is approximately 38.5 metres. Architectural details included a feature box window in the living area, skylights to the bathroom and ensuite (with vaulted ceilings beneath gable ends), and an owner-supplied stained glass window (W19) set in a steel frame within the bedroom wing.
The dwelling uses a hybrid structural system combining concrete slab-on-ground foundations with structural steel portal frames and conventional timber framing.
Foundations: Reinforced concrete slab on ground, 100mm thick, cast on a 250-micron polythene DPC over minimum 150mm compacted hardfill. Footing pads, foundation beams, and slab thickenings as engineered. Concrete strengths: 20 MPa in foundations, 30 MPa in ground floor slabs, 25 MPa in cellar walls and all other in-situ concrete. Maximum aggregate size 19mm. All concrete from approved ready-mix plant to NZS 3109:1987.
Steel Portal Frames: Structural steel portal frames span the main living areas (dining, living, kitchen), with portal apex, elbow, and baseplate connections. Steel to BS 4360:1986, welded connections to NZS 4701:1981. Ridge beams with forked ends connect to the portal apex. Valley beams at roof junctions.
Timber Framing: Pinus Radiata treated to H1 (SANZ MP 3640:1988) for all concealed framing. Exterior walls ex 100x50mm, internal walls ex 100x50mm. Studs at 600mm centres (400mm where walls exceed 2.4m). Roof framing: ex 150x50 rafters at 900mm centres with ex 75x50 purlins at 900mm centres. Ceiling battens ex 50x40 at 600mm centres. All to NZS 3604:1990 where applicable.
Reinforcing: All reinforcement to NZS 3402:1973. Deformed steel bars (Grade 275 and 380) and welded wire mesh fabric to NZS 3421/3422. Cover: 75mm against earth, 40mm exposed to weather, 20–40mm internal.
Seismic & Wind: NZS 3604:1990 compliant. Wind Region R2, Earthquake Zone B. Bracing walls plan provided with plywood bracing elements.
Cladding: Cement plaster render over 10mm Pinex Triple S sheathing on timber framing. Two layers of galvanised netting fixed before rendering. Slush coat (cement:sand 1:4) followed by render coat (cement:sand 1:6). Tyrolean splatter finish. Expansion joints vertically above and below every window and door corner and at max 3.5m centres. All exposed exterior timber in Western Red Cedar.
Roofing: Long-run 0.4mm Colorcoat corrugated steel on the main pitched roofs (colour as selected by architect), fixed with 75mm spiral-shank galvanised nails. Colosteel snow straps at 750mm centres. Butynol 1mm black unreinforced rubber membrane on flat-roofed areas over plywood substrate, with a 20-year weatherproof guarantee from Shelter Engineering (NZ) Ltd.
Guttering & Drainage: Colorsteel “D” profile spouting with fabricated rainwater heads and 75mm diameter Colorsteel downpipes. Secret gutters at roof junctions. Roof drainage plan at 1:100 scale.
Windows & Doors: All aluminium windows from domestic lightweight extrusions with condensation channels, powder coated (colour by architect). Friction stays and black wedge fasteners on opening sections. 30mm D.A. Rimu reveals grooved for wall linings. All windows and doors double glazed with hermetically sealed factory-made units (5-year minimum manufacturer guarantee). Exterior doors in Western Red Cedar with ex 250x50 bottom rails and ex 125x50 stiles, hung on galvanised fixed-pin hinges in aluminium frames.
Insulation: AHI fibreglass batts – R2.4 (100mm) in ceilings, R2.0 (94mm) in walls. Building paper with approved 50-year rating behind all exterior cladding and under roofing.
Wall Linings: 9.5mm Gibraltar Board throughout (water-resistant grade in laundry, bathroom, ensuite, and WC). Stopped smooth for paint finish. Shower walls lined with Formica Aqua Panel. Bathroom walls tiled (fixed with AGA Superflex).
Ceilings: 12.5mm Gib Board stopped smooth for paint finish throughout.
Flooring: Concrete slab with steel-trowelled finish (NZS 3114:1987 Grade 03) where exposed. Tongue-and-groove Rimu flooring in select areas. Slab heating pipes positioned 30mm below finished slab level.
Timber Finishes: D.A. Rimu for all interior trim – 60x10mm skirtings, door frames, architraves, and tongue-and-groove floor and ceiling linings. Western Red Cedar for interior feature doors (D9 room divider) and built-up elements.
Kitchen: 18mm Customwood carcasses fine-sanded for paint finish, sprayed enamel. Satin white Melteca concealed shelving and pantry. Gras 1200 series hinges and drawer slides. Hafele aluminium flush-mounted handles. Laminate benchtops with stainless steel sink bowls (Mercer). Island unit with cross-section detail.
Bathroom & Ensuite: Fowler Florida 550 semi-recessed vanity basins. Clearlite 1800x950mm Monet bath (white). Englefield Valencia 900x900 shower trays with Englefield Exclusive glass doors. Fowler Kensington wall-hung WC pans with Caroma Dal Classic concealed cisterns. Greens chrome tapware throughout (581 basin mixers, 582 bath/shower mixers). Curved vanity in bathroom. Medicine cabinets in both rooms.
Doors: Multiple owner-supplied recycled 4-panel and 5-panel doors fitted in D.A. Rimu frames with loose-pin butt hinges. Cupboard doors as hollow-core flush panel on Henderson Husky folding gear or cavity sliders. Hardware: Schlage “A” Series with Plymouth knobs in Oil Rubbed Bronze (613) finish.
Note: The interior finishes described above represent the original 1996 specification. Many of these elements have since been replaced or upgraded during the comprehensive 2024–2025 renovation.
Underfloor Heating: Florad hydronic slab heating system embedded in the concrete floor, separately controlled in eight zones: (1) Ensuite & Bedroom 1, (2) Bedroom 2, (3) Bedroom 3, (4) Bathroom, (5) Passage & Sun Room, (6) Living/Dining/Kitchen/Entry, (7) Laundry & WC, (8) Study.
Woodburner: Magnum P300 (owner supplied, matt black) with fabricated matt black flue, flue shield, outers, cap, and chimney capping.
Hot Water: 300-litre mains-pressure cylinder in laundry HWC cupboard, with booster pump system to ensure adequate pressure. ISE hot water dispenser (Model H773) under kitchen bench.
Sewage (original): On-site treatment via double-chamber septic tank with up-flow rock filter. Twin disposal fields with standard distribution box, each minimum 20m length. 100mm uPVC perforated pipe in 10–25mm clean gravel encasement with geotextile wrap. Council recommendation at the time was to connect to Lake Hayes water supply (rather than spring/bore) to eliminate contamination risk. The property is now connected to QLDC reticulated wastewater.
Electrical (original layout): Full electrical layout including: switchboard, meter board, eyeball and halogen lighting, wall-mounted and security lights (movement activated), recessed lights, double and single power points, shaver outlets (HPM Electresafe with ELCI), TV aerial, FM aerial, and telephone outlets. Central vacuum inlet system. Three O.Erre extract fans (bathroom, ensuite, kitchen).
Water Supply: Originally connected from existing spring/bore supply, with booster pump for mains-pressure system. All piping copper. Now on QLDC reticulated supply.
The QLDC NZBC Check Sheet records compliance assessments across all Building Code clauses: Stability (B1/B2), Fire Safety (C1–C4), Access (D1/D2), Moisture (E1–E3), Safety of Users (F1–F8), Services & Facilities (G1–G15), and Energy Efficiency (H1). The building was assessed as a single residential dwelling not requiring a Compliance Schedule.
The Project Information Memorandum noted that a resource consent was required for a second dwelling on a rural allotment (non-complying activity) along with design control approval. Wind and earthquake design to NZS 3604:1990 (Wind R2, Earthquake B).
CCC Conditions (27 November 1996):
| 1 | The holes in the back of the gully dishes shall be sealed |
| 2 | The gully dishes shall be raised 100mm above the adjacent ground line |
| 3 | Cracks in the cement plaster which are exposed to the elements shall be sealed |
| 4 | Floor coverings shall be installed in all wet areas |
| 5 | The bathroom shall be completed as per plans |
The consented plan set (M.J. Wyatt, received by QLDC 28 November 1994) comprises:
| Sheet | Title | Scale |
|---|---|---|
| 1 | Site Plan, Roof/Drainage Plan & Bracing Walls Plan | 1:1000, 1:100, 1:150 |
| 2 | Plan & Elevations (North, South, East, West) | 1:50, 1:100 |
| 3 | Cross Section A-A (through Dining, Living, Kitchen) | 1:20 |
| 4 | Cross Section B-B, Box Window, Entry Canopy, Flue Cap Detail | 1:20 |
| 5 | Internal Elevations – Kitchen & Laundry | 1:20 |
| 6 | Internal Elevations – Bathroom & Ensuite | 1:20 |
| 7 | Construction Details (Gutters, Eaves, Verge, Windows, Skylight, Doors, Chimney, Soffit) | 1:5, 1:10 |
| 8 | Electrical Layout Plan | 1:50 |
The full specification document runs to approximately 80 pages across all trades. An earlier concept plan set (received 30 September 1993) at 1:100 scale preceded the full working drawings.
04 | Timeline
1990s
Dwelling constructed – The original four-bedroom residence was established on what was then a larger landholding in the Lake Hayes rural-residential area.
2018
Subdivision approved (RM120246) – Resource consent for subdivision was granted. A Consent Notice under s221 of the RMA (11004448.2) was registered on title, referencing planting obligations under RM110656.
February 2024
New title issued – Boundary adjustment RM180759 reduced the lot from 4,393 m² to 4,000 m². Record of Title 1099836 issued as Lot 2 DP 584569. BNZ mortgage registered.
2025–2026
Comprehensive renovation – An investment of approximately $800,000 was committed to a full renovation of the dwelling, encompassing kitchen, bathrooms, flooring, joinery, lighting, and associated works.
2025–2026
Pool installed & consented – Sprayed-concrete pool (10 m × 4 m) constructed to the north of the dwelling. Building Consent BC251581 granted. Retrospective resource consent RM260205 lodged March 2026; non-notified basis recommended.
05 | Location & Zoning
Lake Hayes sits approximately 12 km northeast of Queenstown and 5 km south of Arrowtown, within the Wakatipu Basin. The lake itself is a glacially formed body of water renowned for its reflections of the surrounding hills and its popular walking track, which encircles the lake and draws both residents and visitors alike. The rural-residential precinct surrounding the lake has historically attracted buyers seeking larger landholdings with a village-like character – a contrast to the higher-density suburban areas of Lake Hayes Estate nearby.
42 Central Park Avenue is positioned on a quiet residential avenue within the Lake Hayes LCU12 precinct. All adjoining and surrounding lots are developed for residential use. The property is within easy reach of the Lake Hayes walking track, the Arrowtown village, Lake Hayes Estate amenities, and State Highway 6, while remaining well away from tourist traffic and commercial activity. Queenstown International Airport is approximately 20 minutes by car.
| Operative District Plan | Rural Residential (North of Lake Hayes) |
| Proposed District Plan (PDP) | Lifestyle Precinct, Wakatipu Basin Rural Amenity Zone |
| Land Character Unit | LCU12 – Lake Hayes Rural Residential |
| Overlay | Lake Hayes Catchment |
| Average Property Value (Dalefield/Wakatipu Basin, including vacant land) | $3,490,000 |
| Recent Sales vs RV | 10.3% above RV on average |
| Lake Hayes Value Growth (5 years) | +67.9% |
| Median Days to Sell | 22 days |
06 | Title & Key Considerations
The following summarises the key registered interests on the title, planning considerations, and practical matters that prospective purchasers should be aware of. This information has been drawn from the Record of Title, consent documents, and publicly available planning information. Purchasers should undertake their own legal due diligence and are encouraged to seek independent advice on any matter of concern.
Advantages
Risks & Limitations
| Consent Notice | 11004448.2 under s221 RMA (2018) – planting obligations from subdivision RM120246, referencing concept plan RM110656 |
| Easement – Water | Grant of easement for water supply (1981 deed) |
| Easement – Electricity | Transmission easement in gross (2003) |
| Easement – Right of Way & Water | 11004448.3 – right of way and water conveyance (2018) |
| Easement – Drainage | 11004448.4 – drainage easement (2018) |
| Easement – Water/Sewage (QLDC) | 11004448.5 – in favour of Queenstown Lakes District Council (2018) |
| Easement – Electricity (Aurora) | 11004448.6 – in gross in favour of Aurora Energy (2018) |
| Easement – Telecommunications | 11004448.7 – in favour of Chorus New Zealand (2018) |
| Easement – Sewage (appurtenant) | 12854922.6 – right to convey sewage (February 2024) |
| Land Covenants | 11004448.8 (2018), 7773213.8 (2008), 12854922.7 (February 2024), 12922422.1 and 12922422.2 (April 2024) |
| Encumbrance | 11004448.9 in favour of Alistair William Hey (2018) |
07 | Valuation
The Wakatipu Basin rural-residential market has experienced sustained demand over the past five years, with values in Lake Hayes and the broader Dalefield corridor rising materially as buyers seek quality homes on larger landholdings within easy reach of Queenstown and Arrowtown. At 42 Central Park Avenue, a combination of a well-positioned 4,000 m² freehold site, a fully renovated four-bedroom residence, and a new pool positions the property firmly within the mid-range of the Lake Hayes rural-residential market.
The property was last purchased in September 2023 for $3,700,000 – prior to the renovation programme. With an investment of approximately $800,000 committed to the renovation and pool, the total cost basis is approximately $4,500,000. The 2024 Rating Valuation of $3,700,000 was established before the renovation was complete and does not reflect the current condition or amenity of the property.
We have assessed comparable sales evidence from the Arrowtown-Lake Hayes Road corridor and the wider Dalefield/Wakatipu Basin precinct to establish a current market value range for the property.
The following recent transactions have been selected from the Arrowtown-Lake Hayes Road corridor and wider Dalefield/Wakatipu Basin precinct as the most relevant comparable evidence. All sales have been independently verified.
A four-bedroom, three-bathroom residence of similar vintage to the subject, situated on a substantially larger landholding of approximately 0.97 ha. The property sold through private treaty after 55 days on the market at $5,090,000 – a figure essentially in line with its September 2024 Rating Valuation of $5,040,000. While the land area and floor plate are larger, this transaction establishes a useful floor for established rural-residential properties in the Arrowtown-Lake Hayes corridor.
A three-bedroom lakefront cottage positioned directly on the shores of Lake Hayes. At 160 m² and on an 814 m² site, the property is materially smaller than the subject in every physical dimension – however the lakefront position commands a significant locational premium. The sale at $4,200,000 (essentially at RV) reflects the enduring demand for direct lake access and establishes a floor for the immediate Lake Hayes area, irrespective of dwelling size or condition.
A four-bedroom, five-bathroom residence on 5,536 m² that traded at its Rating Valuation of $7,650,000, reflecting the depth of buyer appetite for well-positioned rural-residential properties in the corridor. The larger floor area and land holding explain the substantial price premium over the subject. Nevertheless, this transaction demonstrates that buyers will commit at the $7M-plus level for the right property – and sets a ceiling relevant to the upper end of the subject's potential range.
A seven-bedroom luxury home on 4,067 m² overlooking Lake Hayes, sold in February 2025 for $8,850,000 – well above its September 2024 Rating Valuation of $7,900,000. The sale demonstrates the depth of buyer demand at the premium end of the Dalefield/Wakatipu Basin market, and that buyers will transact meaningfully above RV for the right property. While the bedroom count and price point are above the subject, this sale confirms the ceiling for the precinct and is relevant when calibrating the upper range of the appraisal.
A modern Dalefield lifestyle property on 1.02 ha that sold for $5,450,000 in March 2026 – well above its September 2024 Rating Valuation of $4,670,000. The larger land area commands a premium, but the sale confirms strong buyer appetite in the wider Dalefield precinct at the $5M-plus level and provides a useful benchmark for recently built, high-specification rural-residential dwellings.
A four-bedroom, four-bathroom residence built in 2022 on a substantial 1.5 ha Dalefield holding. The sale at $7,235,000 – 36% above its September 2024 RV of $5,330,000 – demonstrates the premium that recent construction and high specification command in this precinct. While the land area and floor plate are substantially larger than the subject, this transaction confirms the strength of the upper Dalefield market.
A three-bedroom lifestyle property in the Speargrass Flat precinct. The modest dwelling size and 1975 build vintage make this a land-value transaction – the property's value lies primarily in the location and the rural-residential holding rather than the improvements. A relevant reference point for the land component of similar Wakatipu Basin rural-residential properties.
A premium six-bedroom residence on a substantial 3.57 ha holding in Speargrass Flat, recently sold at a price not yet publicly disclosed. With a September 2024 Rating Valuation of $8,190,000, this property represents the upper tier of the Wakatipu Basin rural-residential market. The 457 m² dwelling and generous land area place it well above the subject in scale, but the transaction confirms ongoing buyer activity at the top of the market.
A five-bedroom, four-bathroom residence built in 2018 on 2,002 m² in the Lake Hayes precinct. The sale at $6,265,000 – 17% above its September 2024 RV of $5,340,000 – is a strong result for a modern, well-specified dwelling on a smaller site. The floor area and bedroom count are comparable to the subject post-renovation, making this one of the more directly relevant transactions for calibrating the upper range of the appraisal.
A three-bedroom, two-bathroom lakeside home on 2,851 m² that sold for $6,300,000 in December 2025 – 23% above its RV of $5,125,000 – after just seven days on the market. The rapid sale at a significant premium to RV demonstrates the intensity of buyer demand for quality Lake Hayes properties. While the dwelling is smaller than the subject, the lakeside position commands a locational premium that supports values well above the appraisal range.
A three-bedroom, two-bathroom residence (233 m²) on a generous 7,495 m² site in Lake Hayes. Sold for $5,200,000 in November 2025 at a 7% premium to its RV of $4,860,000. The substantial land area – almost twice the size of the subject site – represents a significant land-value component, yet the sale price provides solid support for the subject's appraisal range.
A five-bedroom, three-bathroom lakefront residence on 812 m² with panoramic views across Lake Hayes towards Coronet Peak. The sale at $4,450,000 – below its RV of $4,860,000 – reflects the compact 812 m² site, though the direct lake frontage commands a significant position premium. While the land area is materially smaller than the subject, this transaction confirms active buyer demand at the mid-$4M level for the right Lake Hayes position and amenity.
A four-bedroom, two-bathroom residence on 4,068 m² – a virtually identical land area to the subject. Built in 2016, the property sold for $5,125,000 in September 2025 at a 16% premium to its RV of $4,400,000. This is one of the most directly comparable sales in terms of land area and dwelling scale, and provides strong support for the subject's appraisal range given the subject's recent comprehensive renovation and pool addition.
On the same street as 42 Central Park Avenue – the single most relevant comparable sale. Sold by Oliver Road for $6,640,000 in January 2026 (401 days on market, listed at $6,950,000). Five bedrooms on a larger 6,467 m² site. Sold at an 8.4% discount to RV of $7,250,000.
A four-bedroom lifestyle property on 4,018 m² in the tightly held Wilding Road enclave, Lake Hayes. Sold for $7,200,000 in October 2025 (listed at $7,500,000). The land area is virtually identical to 42 Central Park Avenue's 4,000 m², making this a strong per-square-metre benchmark at the upper end of the range.
Sold by Oliver Road for $7,920,000 in September 2025 (listed at $8,350,000). Six bedrooms across 517 m² on a 4,094 m² site – virtually the same land area as 42 Central Park Avenue. The significantly larger dwelling and higher specification place this at the premium end of the Lake Hayes market.
A four-bedroom lifestyle property within the gated Bendemeer community on 3.01 hectares. Sold for $6,050,000 in October 2025 at a 30% premium to its RV of $4,670,000. The substantial land holding and gated setting command a premium, though the dwelling floor area (271 m²) is comparable to 42 Central Park Avenue.
Five bedrooms across 390 m² on exactly 4,000 m² – the same land area as 42 Central Park Avenue. Sold for $4,150,000 in November 2025 at a 16% discount to its RV of $4,950,000. The lower price per square metre relative to the subject reflects the highway-facing position and older dwelling condition.
A four-bedroom lifestyle property on 4,174 m² in Lake Hayes. Sold for $4,100,000 in June 2025 (listed at $4,500,000). The land area closely matches 42 Central Park Avenue. At $4,100,000, this sale provides a conservative floor for the subject's valuation range given the subject's superior renovation and pool amenity.
The most directly comparable sale to 42 Central Park Avenue – on an almost identical 4,003 m² site in the same Lake Hayes precinct. Sold by Oliver Road for $5,825,000 in January 2026, achieving a 40% premium to its Rating Valuation of $4,150,000. This transaction confirms strong buyer demand in this location and provides the single strongest reference point for the subject's appraisal range.
144A Arrowtown-Lake Hayes Road – the most directly comparable property in the precinct, on an almost identical 4,003 m² site – sold for $5,825,000 in January 2026, confirming active buyer demand in this segment. The property below represents the primary current on-market alternative in the wider Dalefield/Wakatipu Basin area.
A four-bedroom lifestyle property on a substantial 7,859 m² holding in the Dalefield/Wakatipu Basin, currently listed at $5,550,000. The larger land area represents a meaningful physical premium over the subject, yet the asking price sits below the subject's mid-range appraisal – which speaks to the value represented by 42 Central Park Avenue's renovated dwelling, pool, and overall presentation. Buyers at this price point will be evaluating both properties.
A lakefront residence directly opposite Amisfield Winery & Restaurant, built c. 1990 in schist with a traditional shingle roof. Three bedrooms, three bathrooms, underfloor heating, and uninterrupted lake and mountain views from a 3,064 m² site. The high RV of $6,750,000 reflects the premium lakefront position – a useful reference for buyers evaluating 42 Central Park Avenue's lake-proximity advantages.
A two-acre parkland setting in Dalefield with mature trees, rose garden, orchards, and greenhouse. Three extra-large bedrooms plus a studio with mezzanine, conservatory dining, vaulted ceilings with Fisher wood burner, and views of The Remarkables. Deadline sale closing 26 March 2026. The larger land holding and established grounds position this as a lifestyle-oriented alternative to 42 Central Park Avenue.
An expansive four-bedroom residence set within established, park-like grounds on 1.46 hectares along Speargrass Flat Road. Each bedroom has its own ensuite, with a split-level layout offering multiple living and entertaining areas. Mature trees, curated gardens, and ponds create a private setting moments from Lake Hayes and Arrowtown. Built c. 1995 with a standalone double garage and flexible additional room.
08 | By the Numbers
On balance, and considering the renovation investment, pool installation, land area, location, and comparable evidence, we assess the current market value of 42 Central Park Avenue to be in the range of $4,800,000 to $5,500,000. A well-positioned and well-marketed campaign, targeted at the right buyer profile, should produce a result in the upper portion of this range. The property's total cost basis of approximately $4,500,000 provides a sound floor, while the quality of the renovation and the amenity of the pool provide meaningful upside.
This is an indicative assessment only and is not a formal registered valuation. Market conditions may change. A registered valuation should be obtained for any financing or investment decision.
09 | In Safe Hands
Founder & Managing Director
With a wealth of experience and an entrepreneurial spirit, Oliver Road's Founder Cam Winter has established a reputation as one of New Zealand's leading real estate agents. Over nearly fifteen years, he has sold more than 500 homes and been instrumental in transforming the luxury real estate industry - setting a new benchmark in client service and developing specialist marketing strategies for the segment.
Cam's work has not gone unnoticed. Twice named Asia Pacific's Best Real Estate Agent at the International Property Awards (2021/22 and 2025/26), Cam has also twice represented the region as Asia Pacific's nominee for Best Real Estate Agent in the World.
Sales Partner
Growing up just down the road in Winton and having spent countless family holidays in Arrowtown, Omea has always considered Queenstown her second home. With a genuine approach and a talent for building strong relationships, she has quickly made her mark in the real estate industry, earning a reputation for delivering outstanding results.
A naturally creative individual, Omea's background includes a Bachelor of Arts and a career as a professional contemporary dancer. Passionate about community involvement, she also serves as the Secretary for Queenstown Young Professionals.
Sales Director | NZ
Jason's depth and breadth of experience in negotiating the sale of high-value assets - including luxury homes, islands, super yachts, aircraft and rare automobiles - is unlikely to be matched by another agent in New Zealand. Throughout his distinct international careers and the experiences each have afforded him, he has developed a phenomenal work ethic and delivers nothing short of exceptional service to our clients at Oliver Road.
Operations Director | NZ
Danielle holds a key role in overseeing and maintaining operational excellence through people and process management. Leveraging a wide knowledge base from a diverse background of industries and exposure, Danielle brings immense value to Oliver Road and its clients. Her leadership and management qualities, drive for success, and expertise in understanding people and business contribute significantly to our continued growth and success.
Lake Hayes – Arrowtown-Lake Hayes Road
Sold | June 2024
"From the first moment we met Cam he had a calm and quiet manner which allowed us to express our wishes for a house sale whilst also challenging us as well. The marketing and photography was outstanding and ongoing communication was on point. We never wavered in our confidence in his ability to seal the sale and the house sold within a month which was outstanding. Truly professional and we would highly recommend his strategy to any prospective seller."
Verified by RateMyAgent
10 | Awards & Recognition
The International Property Awards are the largest, most prestigious, and widely recognised programme throughout the world. Chaired by Lord Best and Lord Waverley, members of the UK House of Lords, the awards are judged by an independent panel of over 100 industry experts, focusing on design, quality, service, innovation, originality, and commitment to sustainability. An International Property Award is a world-renowned mark of excellence.
RateMyAgent
RateMyAgent's Agent of the Year Awards are the local real estate industry's most anticipated and largest real estate awards, where client's needs are put first. Now in its eighth year, it is the only awards in New Zealand that celebrate and recognise trusted real estate agents based primarily on real customer satisfaction.
Oliver Road is proud to hold "Trusted Adviser" status, meaning that a review has been requested from every client we have ever worked for, resulting in more than 99% of clients rating their experience as 5-stars.
99%+ Five-Star Ratings
11 | Road to Market
Before launching to the market, we will work with you to ensure the property is presented at its absolute best. This includes professional photography (hero exterior shots, all interior rooms, pool and landscaping, aerial), a custom video walkthrough, and production of both the digital proposal and a printed version for distribution to qualified buyers. We will also confirm the renovation specification documentation and ensure the consent position for the pool is clearly communicated to prospective purchasers.
The target buyer for 42 Central Park Avenue is a family or couple seeking a genuinely move-in-ready home in the Lake Hayes rural-residential precinct – buyers who value quality of finish, outdoor amenity, and a generous site without the management overhead of a large estate. Our campaign will be structured to reach this profile through Oliver Road's existing buyer network, targeted digital marketing across national and international platforms, and placement through our international affiliate programme. We will also leverage our relationships with buyers who have recently missed out on comparable properties in the corridor.
Campaign Schedule
| Channel | Description | Wk 1 | Wk 2 | Wk 3 | Wk 4 | Wk 5 | Wk 6 | Wk 7 | Wk 8 | Wk 9 | Wk 10 | Wk 11 | Wk 12 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Trade Me | Best Position in Search | ||||||||||||
| Trade Me Property Homepage | |||||||||||||
| Target Buyers Searching Nearby | |||||||||||||
| Top Search on homes.co.nz | |||||||||||||
| Homepage Feature on homes.co.nz | |||||||||||||
| Rotates to Top of Search | ↻ | ↻ | ↻ | ↻ | ↻ | ↻ | |||||||
| RealEstate.co.nz | Premium Feature | ||||||||||||
| Showcase Carousel | |||||||||||||
| Rotates to Top of Search | ↻ | ↻ | ↻ | ↻ | ↻ | ↻ | ↻ | ↻ | ↻ | ||||
| OneRoof | Feature (life of listing) | ||||||||||||
| Super Feature (4 weeks) | |||||||||||||
| NZ Herald & OneRoof Homepage (2 wks) | |||||||||||||
| Weekly Refresh (4 weeks) | ↻ | ↻ | ↻ | ↻ | |||||||||
| Meta (Paid) | Launch Video Awareness Ad | ||||||||||||
| Traffic Link Ad (Retargeting) | |||||||||||||
| Launch Video Ad (Lookalikes) | |||||||||||||
| Carousel Ad Retargeting | |||||||||||||
| Keyword Targeting (Local Search) | |||||||||||||
| Oliver Road | Website Page Listing | ||||||||||||
| Email to Database | |||||||||||||
| Print & PR | Premium Photo Signboard | ||||||||||||
| High Quality A4 Booklets | |||||||||||||
| Mountain Scene Adverts | → ongoing | ||||||||||||
| Feature in Kia Ora Magazine | |||||||||||||
| NZME Property Press Adverts | → ongoing | ||||||||||||
12 | Investment
13 | Agreement & Fees
Our unique agreement is more fairly balanced between the two parties than the industry's standard template.
All expenses are passed on at cost and/or are subsidised by us - we derive no profit in the process of listing and marketing your property.
We charge all clients on all properties the same fee - payable only on completion of a successful sale at the time of the deposit being released to you.
14 | Method of Sale
The recommended method of sale will be discussed in a conversation with the seller. We look forward to discussing this in detail.
15 | Proposed Timeline
The proposed campaign timeline will be discussed in a conversation with the seller. We look forward to discussing this in detail.
Ready When You Are
Contact us to continue the conversation or to proceed with onboarding and planning your campaign.
Cam Winter
Founder & Managing Director
Founder of Oliver Road, Cam is one of New Zealand’s leading agents. Over 15 years he has sold more than 500 homes, reshaping the luxury segment with his specialist approach. Twice named Asia Pacific’s Best Real Estate Agent.
Omea Swanson
Sales Partner
Raised in Winton with countless Arrowtown holidays, even before settling here permanently, Queenstown was always Omea’s second home. A luxury specialist with sharp business acumen and relentless energy.
