Southland District Council — Property Due Diligence Guide
Southland District Council governs the vast rural Southland region, with a population of approximately 32,000 spread across New Zealand's largest territorial authority by area. The district surrounds Invercargill city and includes the towns of Winton, Riverton, Te Anau, Lumsden, Otautau, and Tuatapere, as well as Stewart Island/Rakiura.
Quick Facts
Useful Links
How to Order a LIM Report
Contact Southland District Council directly to order a LIM. Standard processing takes 10 working days.
Southland LIMs cover building consents, resource consents, rates, zoning, and natural hazard overlays. Given the district's vast area, property characteristics vary enormously from coastal Riverton to alpine Te Anau to remote Stewart Island.
For rural properties, water rights, effluent management, and access arrangements are critical checks. Stewart Island properties have unique considerations due to isolation and conservation land proximity.
District Plan Zones
Southland's District Plan includes:
- Residential Zone: Town residential in various settlements
- Rural Zone: Extensive farming land
- Township Zone: Smaller settlement areas
- Te Anau Basin Zone: Special provisions for the Te Anau area
- Stewart Island Zone: Unique provisions for NZ's third-largest island
Te Anau has specific planning provisions recognising its role as a tourism gateway.
Natural Hazards
Southland's natural hazard profile:
- Flooding: Multiple rivers create flood risk across the flat Southland plains. The Oreti and Mataura rivers have flooding histories.
- Earthquakes: Moderate seismic risk, with proximity to the Alpine Fault in western Fiordland.
- Coastal hazards: Southern coast properties face Southern Ocean storm exposure.
- Severe weather: Southland experiences harsh winters with frost, snow, and high rainfall, particularly in western areas near Fiordland.
Building Consent & Code Compliance
Building consent is processed by Southland District Council. Standard processing targets 20 working days.
Building in Southland requires robust design for the challenging climate — cold winters, high rainfall in western areas, and wind exposure on the plains. Stewart Island properties face additional challenges of remoteness and maritime exposure. Te Anau builds may require consideration of high rainfall and proximity to the Fiordland conservation estate.
Frequently Asked Questions
What should I know about buying property in Te Anau?
Te Anau is the gateway to Fiordland National Park and Milford Sound. Property values are higher than elsewhere in Southland due to tourism demand. The town has good services for its size. Consider the tourism-dependent economy, high rainfall, distance from Invercargill (about 2 hours), and winter conditions. Holiday rental potential can be strong.
Can I buy property on Stewart Island?
Yes, property is available on Stewart Island/Rakiura, though options are limited and the lifestyle is very remote. The island has about 400 permanent residents, limited vehicle roads, and ferry/flight access from Bluff. Property suits those seeking genuine isolation and connection to nature. Check carefully for services, access, and conservation restrictions.
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