A sprawling chunk of suburbia with a multi-million dollar price tag is on the market - spelling uncertainty for another Auckland campground.

The 18,843 sq m block of land in New Windsor has been home to the Avondale Motor Camp for 32 years and is one of the few sites left in Auckland.

Manukau Holiday Park will close in September for the development of 50 houses.

Meadowcourt Caravan Park in Manukau closed recently for the expansion of AUT University's nearby campus.

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The Avondale land in Bollard Rd is zoned Residential 5, which allows one house for each 500sq m, but a recent hearing saw the council propose rezoning the site Mixed Housing Urban. This would allow three-storey dwellings and no density limit with council approval.

The expansive property, bordered by Oakley Creek and Alan Wood Reserve, is for sale by negotiation after it failed to sell in a recent tender process.

When marketing the property Barfoot and Thompson agent Qiao Liu said there were "multiple options and a monumental opportunity" for the purchaser.

But John Bolton of Squirrel Mortgages said despite its beauty, the land would be expensive to develop. Bolton recently built 35 townhouses on a similar site and described it as long and arduous.

Bolton's development on Powell St cost $650,000 in council consents alone. Building costs mushroomed to $9 million and earthworks were $2.5m. The development went 10 per cent over the $18m budget.

"People rush into land purchases without thinking about the costs of lifting the land to a standard it can be built on," Bolton said.

A resident at the Avondale Motor Camp said the sale process had been stressful on the 48 long-term residents who lived in caravans on the site.

"There are people who have been here for 20 years, most of them are pensioners, they don't know where they will go," said the person, who did not want to be named. "This is their home."

The camp at 46 Bollard Ave was run as a family business before its sale in 2013. It includes units, caravans and tent and permanent sites. Numbers 44 and 48 Bollard are smaller properties that have rented homes on them.

Property records list the current owners as Herun Investments Ltd. The director is listed as Hongji Guo and the sole shareholder is Yongbiao Guo. The most recent sales record available was from late 2013 when 46 Bollard sold for $6.03m.

In a Herald article in 2015 Guo said he planned to close his Avondale Motor Camp that September to build 30 three- and four-bedroom homes. He said he paid about $8m for the site and adjoining houses. No one from Herun Investments would comment about the current sale.

Disappearing sites

Closed

• Meadowcourt Caravan Park, Manukau

Closing

• Sept 2016: Manukau Holiday Park

Uncertain

• Avondale Motor Park