Medium Density Residential Standards (MDRS)
National building standards that enable up to three homes of up to three storeys on most residential sites in New Zealand's major urban areas.
What is a Medium Density Residential Standards (MDRS)?
The Medium Density Residential Standards (MDRS) were introduced through the Resource Management (Enabling Housing Supply and Other Matters) Amendment Act 2021, which took effect in 2022. They require councils in Tier 1 urban environments (Auckland, Hamilton, Tauranga, Wellington, and Christchurch) to update their district plans to allow at least three residential units of up to three storeys on most residential-zoned sites as a permitted activity.
The MDRS set specific development standards including a maximum height of 11 metres (three storeys), minimum setbacks, height in relation to boundary controls, maximum building coverage of 50%, a minimum outdoor living space, and minimum landscaped area requirements. If a development meets all these standards, resource consent is not required for the land use โ only building consent.
The MDRS represent a significant shift in New Zealand's planning approach, moving from restrictive single-house zoning to enabling medium density housing as of right. This has changed the development potential โ and value โ of residential land in affected cities.
Some areas are exempt from the MDRS, including qualifying matters such as heritage areas, significant ecological areas, coastal hazard zones, and other areas where intensification would be inappropriate. Councils have identified these qualifying matters through their plan changes.
Why It Matters for Due Diligence
The MDRS fundamentally change what can be built in residential zones across New Zealand's largest cities. If you're buying in a Tier 1 urban area, your neighbours may be able to build up to three homes and three storeys on their site โ regardless of the existing character of the street.
Conversely, if you're buying a property with development potential, the MDRS may make it easier to add dwellings without resource consent. Understand the specific standards and any qualifying matters that might apply to your area.
How to Check
Check your council's updated district plan to see how the MDRS have been incorporated. Most councils have a dedicated MDRS or intensification page on their website. Use the council's online planning maps to check whether the property is in an area subject to MDRS or covered by a qualifying matter exemption.
For Auckland, the MDRS are incorporated into Plan Change 78 of the Auckland Unitary Plan. Other Tier 1 councils have their own plan changes.
Frequently Asked Questions
Can I build three houses on my property under the MDRS?
Potentially, if your property is in a residential zone in a Tier 1 urban area and isn't subject to a qualifying matter exemption. You'll need to meet all the MDRS development standards (height, setbacks, coverage, etc.) and still need building consent. The practical feasibility depends on your site's size and shape.
Does MDRS mean my neighbour can build a three-storey building next to my house?
Yes, potentially. The MDRS allow up to 11 metres (three storeys), subject to height-in-relation-to-boundary controls that limit the impact on neighbours. While these controls reduce shading and visual dominance, three-storey development will change the character of many suburban streets.
Related Terms
Zoning
GlossaryCouncil rules that classify land into zones and control what activities and types of buildings are allowed in each area.
District Plan
GlossaryThe local council's rulebook that sets out how land in the district can be used, developed, and subdivided.
Unitary Plan
GlossaryAuckland's combined planning document that merges the functions of a district plan and regional plan into a single set of rules for all land and resource use.
Resource Consent
GlossaryPermission from the local council to carry out an activity that affects the environment, required under the Resource Management Act 1991.
Building Consent
GlossaryOfficial council approval required before you can carry out most building work in New Zealand.
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