Queenstown-Lakes District Council — Property Due Diligence Guide
Queenstown-Lakes District Council governs one of New Zealand's premier tourism and lifestyle regions, with a population of approximately 47,000 that swells significantly during peak tourism seasons. The district includes Queenstown, Wanaka, Arrowtown, Glenorchy, and the surrounding alpine lake country.
Quick Facts
Useful Links
How to Order a LIM Report
You can order a Queenstown-Lakes District Council LIM online through their website. Standard processing takes 10 working days, with an urgent option available for faster turnaround.
QLDC LIMs cover building consents, resource consents, rates, zoning under the District Plan, and extensive natural hazard overlays. Given the high property values and complex planning environment, a thorough LIM review is essential.
Pay close attention to Outstanding Natural Landscape (ONL) overlays, which significantly restrict what can be built. Ski Area Sub-Zones, Special Housing Areas, and visitor accommodation controls may also affect property use.
District Plan Zones
QLDC operates under a District Plan with extensive zone types:
- Low Density Suburban Residential: Standard suburban housing
- Medium Density Residential: Townhouses and duplexes
- High Density Residential: Apartments in Queenstown and Wanaka
- Large Lot Residential: Lifestyle lots with landscape sensitivity
- Rural Zone: With Outstanding Natural Landscape (ONL) and Rural Character Landscape (RCL) classifications
- Special Zones: Queenstown Town Centre, Wanaka Town Centre, Arrowtown, and various special zones
The Proposed District Plan is progressively becoming operative and introduces significant changes to enable more housing while protecting landscape values.
Natural Hazards
Queenstown-Lakes faces significant natural hazards:
- Earthquakes: Several active faults in the region. Alpine Fault risk affects the western parts of the district.
- Flooding and alluvial fans: Rivers and streams in steep catchments create flash flood and debris flow risk. Properties on alluvial fans (common in the district) need careful assessment.
- Land instability: Steep terrain means many properties face slip risk. The Queenstown Hill and Fernhill areas have specific land instability issues.
- Lake flooding: Lake Wakatipu and Lake Wanaka can rise significantly during heavy rainfall.
- Avalanche: Some properties near ski areas or in alpine locations face avalanche risk.
Building Consent & Code Compliance
Building consent is processed by Queenstown-Lakes District Council. Standard processing targets 20 working days, though complex builds in sensitive locations may take longer.
Building in the district often requires resource consent in addition to building consent due to landscape, heritage, or zone requirements. Design review panels assess proposals in sensitive areas. Alpine building conditions — snow loading, seismic design, steep sites — add complexity and cost.
Frequently Asked Questions
Why is Queenstown property so expensive?
Queenstown property is driven by: world-class natural scenery and lifestyle, international tourism demand, severe land supply constraints (mountains, lakes, conservation land limit buildable area), and strong demand from both domestic and international buyers. The combination of very high demand and very limited supply pushes prices to among the highest in New Zealand.
What is the Outstanding Natural Landscape (ONL) overlay?
ONL overlays identify areas with outstanding landscape value that the district plan protects from inappropriate development. Building on ONL-classified land is heavily restricted — you may not be able to build at all, or only with significant design controls. Always check for ONL overlays before purchasing rural or semi-rural land in the district.
Get the Full Picture on Any Property in Queenstown-Lakes
Shire analyses your LIM report and other documents so nothing gets missed.
No commitment required · Start free