Negotiation
6 3 2
Grand Living, Dual Kitchens, Every Generation
81 Skulander Crescent, Orewa
Ray White Milldale
Aerial · LINZ aerial
- 6
- 3
- 3
- 341m²
- 660 m²
- Home and income
- 1 Dining room
- 3 Garage
Legal Home & Income + 3 Garage
Combining generous proportions, quality finishes, and outstanding versatility, this impressive Legal Home & Income residence offers an exceptional lifestyle opportunity in the heart of sought-after Millwater. Positioned on an approximately 660sqm section with a substantial floor area of approximately 341sqm (including deck), the home has been thoughtfully designed to accommodate large families, multi-generational living, or buyers looking to secure an additional rental income without compromising on comfort. For added confidence, the property also includes a 10-Year Master Build Guarantee.
Designed across two well-planned levels, the property offers a total of 6 bedrooms, 3.5 bathrooms and triple garage, comprising a spacious 4-bedroom main residence alongside a fully self-contained 2-bedroom legal minor dwelling.
MAIN DWELLING: 4 Bed, 2.5 Bath and Double Garage
Designed to bring family and friends together, the ground floor is centred around a beautifully appointed open-plan kitchen, dining, and living area that enjoys an abundance of natural light. The well-appointed kitchen combines contemporary style with everyday functionality, featuring quality appliances, a spacious island bench, generous storage, and a well-equipped walk-in pantry that provides additional preparation and storage space. Large sliding doors create effortless indoor-outdoor flow to the sunny kwila deck, offering the perfect setting for alfresco dining, weekend BBQs, or simply relaxing in the sunshine.
A conveniently located guest toilet on the ground floor adds extra practicality for everyday living and visiting guests.
The upper level has been thoughtfully designed to provide both privacy and flexibility for the whole family. A welcoming sitting area creates an additional living space, complete with a stylish bar area, making it the perfect spot to unwind, entertain guests, or enjoy a quiet evening. Sliding doors open directly to an elevated outdoor garden, offering a peaceful retreat and a seamless connection to outdoor living.
The spacious master suite serves as a private sanctuary, featuring a generous walk-in wardrobe and a beautifully appointed ensuite. Three additional well-proportioned bedrooms are thoughtfully positioned nearby and are serviced by a contemporary family bathroom with a bathtub, providing comfortable accommodation for growing families.
Additional features include: -Intercom system -Central air-conditioning -Double internal-access garage with laundry nook -Pre-wired EV charger
LEGAL MINOR DWELLING: 2 Bed, 1 Bath and Single Garage
Completely self-contained with its own private entrance, the legal minor dwelling offers an outstanding opportunity for rental income or independent accommodation. The well-designed layout includes two generous bedrooms, a modern bathroom, a fully equipped kitchen, and an open-plan living and dining area complemented by its own heat pump for year-round comfort. A well-designed single garage adds everyday convenience, providing secure vehicle accommodation and extra room for storage.
Whether accommodating tenants, extended family members, or long-term guests, this legal dwelling provides complete privacy while adding significant long-term value and flexibility.
Ideally located near KingsWay School, Silverdale Mall, Northern Arena, and Orewa Beach, this home offers the perfect blend of elegance, flexibility, and convenience-an exceptional opportunity in the heart of Millwater.
Offering exceptional space, flexibility, and investment appeal, this outstanding Legal Home & Income presents a rare opportunity to secure a premium property in one of Millwater's most desirable neighbourhoods.
Contact us today to arrange your private viewing.
OwnBetter estimate
$1.74m
Medium confidence
We estimate it would sell for $1,740,000 as at 5 October 2026, in a range of $1,490,000 to $1,980,000.
Typical home in Orewa
$1.13m
The median of our estimates of its 6,261 homes
$1.49mLow
$1.74mEstimate
$1.8mCouncil value
$1.98mHigh
How we worked this out
| Council valuation, May 2024 | $1,800,000 |
|---|---|
| Market movement in Auckland since the council valuation | −4.8% |
| Apartments and houses in Auckland | −1.3% |
| How Orewa sells against council values | +0.9% |
| Homes of this age in Orewa | −0.7% |
| Homes in this price range | −0.3% |
| Land as a share of the value | −1.5% |
| Nearby recent sales (15) | +4.3% |
| Our estimate | $1,740,000 |
We start from the council's rating valuation, move it by how sales in the area have moved since against their own council values, then by how properties like this one, nearby sales have done against the same arithmetic. Each step is an average of real sales. Tested every month against sales we had not seen: half land within about 6% of our estimate, and about 8 in 10 within the range. This is an automated estimate, not a registered valuation.
My notes
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Estimates from the floor area and typical New Zealand prices, not quotes. Power, gas and internet details from the Electricity Authority and Gas Industry Co registries and Chorus.
Investor insights
35 Kaupeka Road as a rental
Rent estimate$1,005/wk$870–$1,150 · Little evidence
Gross yield3.0%$52,260 a year on $1.74m
Net yield2.5%After $9,246 of costs
Cash flow−$578/wk30% deposit, interest only at 6.00%
| Line | ||
|---|---|---|
| Price Our estimate | ||
| Deposit | ||
| Interest rate | ||
| Rent a week our estimate $1,005 | ||
| Property manager | ||
| Rent, 52 weeks | $52,260 | |
| Empty between tenants 2 weeks | ||
| Property management 9.2% incl. GST | ||
| Maintenance 5% of rent | ||
| Council rates this year | ||
| Landlord insurance the building | ||
| Net income before interest | $43,014 | |
| Interest $1,218,000 at 6.00%, interest only | −$73,080 | |
| Cash flow before tax | −$30,066 | |
| Cash flow a week | −$578 | |
| Gross / net yield on the price | 3.0% / 2.5% | |
| Return on equity cash flow on the deposit, before tax | −5.8% | |
| Loses money above this interest rate, before tax | 3.53% | |
Type over any figure, add your own lines, or add a scenario to compare.
The rent covers the interest at rates up to 3.53%. That is -5.8% a year on a $522k deposit. A guide before tax and capital growth, from our estimates; not financial advice.
Property data
- Floor area303 m²
- Land area660 m²
- Decade built2020s
- Parking3 car spaces
- ImprovementsDwelling, unit, other improvements
- Property categoryMulti-unit
- CouncilAuckland
- Valuation #31260-00000019680
- Valuation date1 May 2024
From the council’s rating records and the other sources noted on hover. Bedrooms and bathrooms may come from a past listing. Built is the decade the valuer records.
Title and land
Order a title record- Title number1147747
- Title typeFreehold
- Legal descriptionLot 112 Deposited Plan 594022
- Addresses on this property2
Registered instrumentsChecking the register… See the title summary →
Owner names and the parties to each instrument are not published on this page. Order the record of title to see them.
Getting around
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Building consents
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Zoning and hazards
What the council's published maps say about this land. A map is a model of a storm, not a record of one: a LIM or a flood report says more.
Reading the council's maps…
What could you build here?
See how big a house this section takes at one, two and three storeys, inside the zone’s yards and height rules. Then ask builders to price the shape you pick.
About Orewa
Auckland
6,764
Properties on the rating roll
10 Jun 2026
Last council revaluation
Buyer demand
12 people looked at properties in Orewa this week.
Counts describe the records we hold for this territorial authority, not a market forecast. Our estimate above is automated, not a registered valuation; how it was reached is shown with it. Every council figure on this page can be checked against the council's own record.
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The OwnBetter estimate is our own, from sales and council valuations, and is not a registered valuation.
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