Did you get letter about PC 120?
If you’re a homeowner or a prospective buyer in Auckland, you need to pay attention. The Auckland Council’s Proposed Plan Change 120 (PC 120) is poised to reshape how and where we live — and it could hit your wallet far harder than you expect. PC 120 could reshape property values across Auckland — some areas will rise, others will drop fast. The difference comes down to awareness and timing.
Why PC 120 is happening
- Housing Intensification – Auckland is forecast to approach a population of 2 million in the next few years. PC 120 targets higher-density housing, especially around key transport corridors and rapid-transit hubs. (Auckland Council)
- Infrastructure & Transport Efficiency – With investment like the City Rail Link and other public-transport projects, the Council wants to channel new housing to areas that maximise existing infrastructure, and ease pressure on roads. (OurAuckland)
- Natural-Hazard Risk Management – After the severe floods of 2023, the Council is pulling up the drawbridge on development in high-risk areas, including flood zones, coastal erosion risk zones, landslides and overland flow paths. (OurAuckland)
What’ll change for zoning & building rules
Here are some of the big shifts under PC 120 that directly affect you:
- The blanket rule that allowed three-storey housing everywhere (under the previous MDRS/discussion) will be removed. Instead, height and density will depend on location, infrastructure, and hazard risk. (harrisongrierson.com)
- New natural hazard mapping will become enforceable from notification: flood zones, coastal risk overlays, and strict rules for land with known hazard exposure. (OurAuckland)
- Some high-risk areas may be down-zoned (e.g., to allow only single houses) or face “non-complying” status for development. (Inside Government NZ)
- Intensification will be focused around transport hubs and activity centres — meaning some properties may see opportunity, others risk. (Cato Bolam Consultants)
The major risk zones
- Property value erosion: If your land is rezoned, or a hazard overlay is applied (flood risk, coastal erosion), your property may suddenly carry less value.
- Insurance and finance risk: If a property sits in a hazard area, insurers impose steep premiums or decline altogether. That can impact lending, resale potential.
- Development assumptions: If you purchased under old rules expecting to build three storeys, but PC 120 changes your zoning, you may no longer be able to proceed.
- Data / mapping accuracy risk: Some of the hazard overlays and down-zoning decisions rely on software/AI, mistakes will penalise safe properties.
What you need to do
At Platinum Cube we specialise in first-home buyers and property investors, and we can help you interpret how PC 120 affects your address, and what steps to take next:
- The public submission period for PC 120 opens 3 November 2025 and closes 19 December 2025 at 5 pm. (Auckland Council).
- If you’re buying, factor this into your due-diligence: what happens if a down-zone or hazard designation hits your site after purchase?
Don’t wait until after the change hits and the value shock arrives. Reach out to us today and let’s assess your property.
