Ninety per cent of homes at one Bay subdivision have been sold to cashed up Aucklanders moving south to build dream homes for far less than it would cost in New Zealand's biggest city.
Frasers Papamoa director Steve Short said the Coast Papamoa Beach development, which offered "affordable luxury" from $580,000 upwards was attracting Aucklanders that wanted to take advantage of the price difference and lifestyle.
They are able to sell their property and put money in the bank, he said.
"We have pilots that fly up to Auckland. They sold their house in Auckland for $1.4 million and purchased a house from us for $700,000. They are only 650 metres from the beach and that is something they cannot get in Auckland."
Mr Short said real estate agents from Auckland estimated a $700,000 house at the subdivision would sell for $1.1 million if it was in Auckland.
To date, 27 houses were up or under construction on the 24-hectare residential community, the highest build value so far was $1.4 million. Another 10 houses would be built early next year while stage two was due to open ahead of schedule.
"We want to shout from the roof tops and have big things planned for next year," Mr Short said.
Golden Sands sales and marketing manager Mark Day said in the last 18 months it had built another 115 homes in the latest stage of its subdivision at Papamoa. Its data showed 62 per cent of sales were to Aucklanders but numbers could be higher, he said.
Aucklanders were cashing up, he said and taking advantage of new houses priced under $500,000 that were close to the beach.
Thorne Group owner Bob Thorne said 25 per cent of its sales at Urban Ridge on the "Bethlehem triangle" were to Aucklanders prepared to spend $450,000 to $500,000.
They sold primarily to people aged 50 plus with no mortgages that wanted high spec homes where "they don't want to do any gardens or grounds."
Freedom Villages project manager Rudy Van Wout said its lifestyle retirement village that was located at Golden Sands opened in July and he was already noticing a level of interest from Auckland.
The development for those aged over 50 would eventually have 180 houses - that started at $229,000. One in five owned campervans or motorhomes and liked to travel.
"It's a whole generation of baby boomers that probably didn't exist 30 years ago life has started at 65, it's not the end of the road. Most people are fit and healthy into their 80s."
The Freedom model meant residents had legal beneficial ownership of their house not the land but received capital gains on their house should they sell.
Golden Homes general manager Saint Whatuira said a large percentage of inquiries about its houses in Golden Sands and The Lakes were from Aucklanders .
"The equity they have when selling in Auckland gives them the resource to build a brand new home by the beach and have change to spare."
It was also targeting people aged over 40 that wanted a low entry point of purchase with The Golden Sands Lifestyle Park where one bedroom units started at $125,000 on leasehold land, Mr Whatuira said.
Two display homes opened this weekend, with 133 planned.
"Demographic statistics indicate that there are approximately 600 people a week turning 60 in Auckland alone. Many of these people own high worth properties and are looking at funding their retirement through the sale of their Auckland homes. They want to purchase at a minimum cost but maintain an acceptable quality of living."
Proform Homes owner Colin Carmichael said it was selling new builds to people in Tauranga that were selling to Aucklanders.
"I sold a house to a couple last year who sold their house to an Auckland couple. They sold for about $1.2 million and bought a home off us for $465,000. It enabled them to semi retire and travel."