Custom architectural new homes, townhouses and multi-unit developments across Auckland. LBP registered with the 10-year structural guarantee behind every build. One team from feasibility through to Code Compliance.
Three categories cover most of what we do on greenfield and infill sites across Auckland. The common thread is custom: we don't sell off-the-shelf plans. We build to a design that fits your site, your brief, and your budget.
One-off architecturally designed homes on flat or sloping sites. We work from your architect's plans, or bring in our architectural partners if you don't have one yet. Single-storey through to multi-level builds with full structural engineering.
Two, three or more dwellings on a single site, including minor dwellings. Common across Auckland's central isthmus and inner suburbs under the Unitary Plan's intensification rules. We coordinate the build alongside subdivision and titling so all stages stay on timeline.
An existing dwelling on a site that's better off replaced. We handle the demolition, services disconnection and reconnection, geotech if required, and the new build through to handover. If the existing home is worth keeping, see our renovation and extension service instead.
Auckland has plenty of group builders selling set plans. LSM doesn't. Here's what changes when you build custom instead.
Every design is developed around your section - its orientation, slope, and conditions. Not a generic plan adapted to fit, but one designed specifically for your site.
Every line itemised, every PC allowance clearly listed. No surprise upgrade costs that creep in between contract and handover.
The same LSM team runs your build from feasibility to handover. One phone number. One point of accountability when something needs a decision.
Building from a slab is a bigger commitment than a renovation, with more variables in front of you. Every LSM new build runs through the same five stages so you know what's happening, when, and what it costs at each step.
Free on-site visit. We check services, truck access, slope, drainage, and what the Unitary Plan allows on the section. If the build you're imagining isn't feasible, we'll say so up front. Geotech requirements get flagged here, not at consent stage.
If you've got an architect, we work directly with them. If you don't, we bring in our architectural partners and shape a design around your brief, budget and the site's constraints. Full drawings and written spec before we quote.
We lodge the building consent with Auckland Council, coordinate structural engineering, geotech reports and services design. You don't deal with council inspectors. The fixed-price quote arrives once consent is in hand.
Foundations, framing, weathertightness, roof, services, fitout, finishes. Weekly progress updates with photos from site. Site Safe certified throughout. Inspections handled in lockstep with council so the project doesn't stall.
Final clean, snag list, full walk-through, Code Compliance Certificate lodged. The 12-month workmanship warranty and 10-year structural guarantee both start at handover.
Site Works
Handover
A sample of new builds completed across Auckland: single-family homes, multi-unit developments and in-progress shots from sites currently on the tools.
Auckland is a hard place to build. Volcanic terrain, sloping sections, council rules that keep changing, and a multi-unit market that's grown faster than any other category in the last few years. Building well here means understanding the city, not just the build code.
Auckland's terrain ranges from flat reclaimed land to volcanic slopes that need real engineering. We've built on cantilevered platforms, deep-pile foundations and stepped foundations across the central isthmus. Geotech is sized in early feasibility, not bolted on at consent.
Most central-Auckland new builds now sit under the Unitary Plan's intensification rules. We handle resource and building consent end-to-end, including pre-application meetings with council where the build warrants it. You don't navigate the planning maze; we do.
Two-to-five dwelling sites are one of our most common new-build categories. Subdivision coordination, services connections, party-wall detail, individual titling and CCCs per unit. We plan the timeline accurately and avoid the overruns that catch newer developers out.
Here's what Auckland homeowners have had to say once the job's done.
"We're very grateful for the excellent work done building our outdoor stairs and decking as well as the landscaping completed. The quality of workmanship is outstanding, and the finished result looks fantastic. LSM was professional…"
"LSM Construction have exceeded our expectations at every turn. Highly recommend. Professionalism 10/10, Workmanship 10/10, Transparency 10/10."
"Great communication, pricing was fair and work was completed to a very high standard. Would recommend Lukas and his team to anyone needing building work done - you won't be disappointed!"
"I highly recommend Lukas and his team. They recently repaired a timber deck for us and the results are outstanding. His communication was professional, his pricing was transparent, and the workmanship is top-tier."
New builds vary in cost more than almost any other type of residential construction, as multiple variables stack throughout the process. Per-square-metre rates based on a brief outline are rarely accurate. Here are the key factors that determine cost on a real Auckland new-build project.
A flat site with services at the boundary and easy truck access is the cheapest scenario. Sloping sites, sites that need geotech, narrow rear-section access, missing services connections, or sites that need retaining all add real cost before the slab is poured.
A single-storey rectangle on a slab is one number. A two-storey home with cantilevers, raked ceilings, complex roof geometry or split-levels is another category. Every architectural feature that breaks the rectangle adds labour days, material waste and engineering.
Entry-level joinery, fixtures and appliances vs premium European spec is one of the largest cost levers in the build. We can value-engineer to a target without dropping structural quality, but the visible-finishes budget is yours to set.
Building consent fees, structural engineering, geotech reports, services design, development contributions, infrastructure charges. All built into the quote line by line. Multi-unit builds add subdivision and individual titling costs on top.
Get a free on-site visit and we'll walk the project with you, itemise these variables against your specific site, and send a fixed-price quote once design and engineering are sized.
Request a New Build QuoteThe key information homeowners usually want before getting in touch. Can't see your question? Just reach out.
Depends on site conditions, floor area, architectural complexity and specification tier. Per-square-metre rates online are ballpark at best. We do a free on-site visit and come back with a fixed itemised quote once design and engineering are sized.
Around 8–12 months from slab to handover for a standard architectural single home. Larger or split-level homes can stretch to 14 months. Multi-unit developments typically run 12–18 months for a small terrace site. Consent before slab adds 3–6 months at the front of the project.
Both. If you've already got plans from an architect, we tender against them or quote directly off the drawing set. If you haven't, we bring in our architectural partners and run the design phase as part of the project. Either way, you own the design and the consented plans.
Auckland-wide. Our core catchment is the central and south-west suburbs — Hillsborough, Mt Roskill, Mt Eden, Onehunga, Three Kings, Epsom, One Tree Hill, Royal Oak, Remuera — and we cover everywhere between Silverdale in the north and Pokeno in the south, Piha in the west and Kawakawa Bay in the east. Up to 40 km from central Auckland for the right project.
Yes. Multi-unit and townhouse developments are one of our most common categories — Auckland's Unitary Plan rules have made two-to-five dwelling sites the dominant form of new residential construction in the city. We handle subdivision coordination, services connections, party-wall detailing and individual titling alongside the build.
Yes. Auckland's volcanic terrain means a lot of our work is on slopes, including sites that need stepped or piled foundations, retaining walls and services planning around grade. We bring in geotech early during feasibility so the structural design is sized to the actual site, not a generic assumption.
We require a deposit of 50% before work begins, which covers initial materials and mobilisation. From there, we invoice weekly in line with progress on site. Every project is covered by a written contract before any work starts, so payment milestones, scope, and expectations are clear from day one.
Based in Hillsborough, LSM Construction works across Auckland - from Silverdale to Pokeno, and from Kawakawa Bay to Piha and Kumeu. Most projects are in central and south-west Auckland, with travel considered up to 40 km from the city centre.
74 Goodall Street
Hillsborough, Auckland 1042
We also take on select projects outside of Auckland, across New Zealand. Get in touch to discuss.
Free on-site visit. We walk the section, talk through what's feasible under the Unitary Plan, and send a fixed-price quote once design and engineering are sized.
74 Goodall Street, Hillsborough, Auckland 1042
Mon–Sat · 7:00 AM – 7:00 PM
After-hours by arrangement
LBP BP143236 · Site Safe · 12-month workmanship + 10-year structural · 5★ across 22 Google reviews