When Will My Property Be Finished? What Off-the-Plan Property Investors Need to Know

For first-time buyers of off-the-plan property, the hardest concept to wrap your head around is this: you’re buying something that doesn’t exist yet.

That’s not just a figure of speech. At the start of an off-the-plan property investment, what you’re purchasing is quite literally just a promise that a physical property will be built in the future, based on detailed plans and projections.

So it’s only natural to want to know: "When will my home actually be finished?"

Completion Timeframes: Why There’s No Crystal Ball

Most townhouse developers will give a rough estimate early on, something like “Q1 2025” or maybe “August 2025.” What you won’t get is an exact date.

That’s not laziness or lack of planning, it’s realism.

The truth is, nobody can give you a precise completion date, because too many factors are out of the developer’s control:

• Supply chain disruptions
  

• Council processing delays
  

• Labour shortages
  

• And yes, even the weather (like recent rain delays in Christchurch that postponed concrete slab pours)
  

Developers absolutely want to deliver on time, delays cost them money, and the faster they finish, the sooner they get paid and move on to their next project. But construction is a game of moving targets.

Townhouses vs House & Land Packages: Different Complexity Levels

With townhouses, it’s relatively simple; you’re dealing with one developer who owns the land and builds the home. Timeframes are easier to track, and communication is usually more streamlined.

But with house & land packages, it gets a bit more complex. You’re actually dealing with two separate parties:

1. The Land Developer, who prepares and titles the section
   

2. The Group Home Builder, who builds the house once the land is ready
   

Before the builder can even start work, the land needs to be titled. This timeline is often estimated, but it’s still vulnerable to the usual culprits: council approvals, weather, and civil works delays.

Once the title is issued and construction begins, a typical home build takes around 6–9 months, but the builder will give you a more specific timeframe once foundations are in.

Progress Payments vs Turnkey Contracts: Timeframes and Finance

Your contract type affects how you prepare for completion, and it’s essential you understand the difference:

• Turnkey contracts: You pay a 10% deposit after your due diligence period, then you don't need to pay anything until completion. At completion, you pay an additional 10% deposit, and the balance of the mortgage
  

• Progress payment builds: You’ll be drawing down on your loan and making payments as each build stage is completed, meaning your finances need to be locked in at the very start, during due diligence

You’ll Be Kept In the Loop

A good developer won’t leave you guessing. As the build progresses, you’ll receive regular construction updates, photos, stage reports, and revised completion estimates to keep you informed the whole way through.

Pre-Settlement Inspections: Check Everything

Once the build is nearing completion, you’ll be invited to a pre-settlement inspection. This is your chance to walk through the finished product and flag any issues before handover.

We strongly recommend you bring in an independent building inspector at this stage.

They’ll catch things you might miss, minor defects, cosmetic errors, or things that fall short of the agreed specs.

Your contract protects you here: the developer is obligated to fix any defects before you settle.

Delays Are Normal - But You’re Still Gaining

It’s easy to get impatient, but remember: delays don’t mean disaster.

If the market’s moving, your future home is still appreciating in value while it's being built.

And as long as you're working with a reputable developer and have strong legal protections in your contract, there’s little risk to your long-term investment.

Bottom Line: Trust the Process

Buying off the plan means playing the long game, but that’s where real wealth is built.

Understand the moving parts. Get good advice. Partner with solid developers.

And remember: you're not just buying a building, you’re building your future wealth.

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How Can We Help You?

We help Kiwis build wealth through property investment. Our advisors will take the time to understand your individual needs and recommend suitable investment properties to help you build wealth and set up your retirement.

What Does This Look Like?

We use a 3-step process:

1. We start with a Discovery Meeting where we learn about you, your goals, etc., and you learn more about us.

2. This is followed by a Strategy Meeting where we model your retirement plan, understand key investment concepts, and briefly touch on some investment choices.

3. Finally, an Asset Selection Meeting where we discuss investment options in more detail and make any recommended adjustments based on what we now know about you.

Who Are We Right For?

We help people make smart investment choices and set up their futures. From first-time investors to experienced investors, we can cater to a wide range of people and help set up their futures through research-based property investment.

How Much Does It Cost?

Our advice is free to you! If you choose to invest, we’re paid by the property developer. This developer-paid model allows us to provide no-obligation property investment advice in New Zealand, without charging clients directly.

What Do We Do, And What Don't We Do?

What We Do

We offer end-to-end New Zealand property investment advice, helping Kiwi investors grow wealth through smart, data-led decisions. Our focus is on quality new builds in strong locations, tailored to your goals, guided by a team that knows the NZ market inside out.What We Don’t Do

We don’t do KiwiSaver, shares, cryptocurrency, or broad financial planning. Thrive is not a generalist firm. We specialise in property investment in New Zealand because that’s where we deliver the most value. By staying focused, we cut through the noise and help our clients make confident, well-informed property investment decisions.

How Do I Start?

Start the process now by booking a time to talk with our advisor by clicking here.