![[Property description]](img/hero.jpg)
Appraisal & Marketing Proposal
Lake Hayes · Queenstown
On the Record
Lake Hayes – 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."
Verified by RateMyAgent
First Thing's First
As Founder and Managing Director of Oliver Road, I have written, designed and produced this publication. Neither ChatGPT nor any marketing firm had a part to play, which reflects how we operate our 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 genuinely transformed – not merely refreshed. An investment of approximately $800,000 has been committed to a comprehensive renovation programme, and a new sprayed-concrete pool 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 renovation programme is available on request and will form part of the information pack provided to prospective purchasers during the campaign. Key areas of the renovation include kitchen, bathrooms, flooring, joinery, lighting, and external works including the pool and landscaping.
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.
2024–2025
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) | $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
| Mortgage | 12854922.8 in favour of Bank of New Zealand (registered 16 February 2024) |
| 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.
144A Arrowtown-Lake Hayes Road – the most directly comparable property in the precinct, on an almost identical 4,003 m² site – sold 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.
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.
Ready to Proceed?
To accept this proposal, discuss the appraisal, or simply have a conversation about your property, please reach out directly.
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 below is indicative and will be confirmed following our initial meeting. Campaign launch is subject to completion of pre-market preparation, including photography and media production.
April 2026
Pre-market preparation – Photography, videography, brochure production, and website finalisation.
May 2026
Campaign launch – Property listed across all platforms simultaneously. Digital marketing commences.
May – June 2026
Active campaign – Buyer enquiry managed, open homes held (by appointment), offers received and negotiated.
TBC
Settlement – Target settlement date to be agreed with buyer. Typically 30–60 days following unconditional agreement.
