AROHA ENCLAVE
SPECIFICATIONS
We are excited to share with you every last detail of our newly available homes. With 13 residences in the complex, no two homes are exactly the same. We can cater to everyone from new homeowners to experienced families. While it looks like a cosy package on the outside, each home offers three floors of stylish and spacious living, with enough facilities and rooms for full households.
Outline Specifications
STRUCTURE
Robust Foundation
The homes at 8&10 Kingussie Place are built on a foundation of engineered strength and trusted New Zealand materials. Each dwelling features a high-performance ribraft concrete slab system, designed for structural resilience and thermal efficiency. Beneath the surface, the slab is carefully insulated and moisture-protected, while concrete ribs and reinforced trimmers ensure a robust platform for long-term durability.
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Tough and Performant
The structure above ground continues this theme of reliability. Framing throughout is in SG8 graded radiata pine, H1.2 treated for moisture resistance, and assembled to NZS 3604 standards. Where required, proprietary steel brackets and fixings integrate seamlessly into the timber superstructure to manage concentrated loads. Structural steelwork and intertenancy walls are engineered to comply with New Zealand’s stringent seismic and fire codes, with selected wall systems achieving up to 60 minutes of fire resistance (FRR 60/60/60) and excellent acoustic performance. Modular retaining walls and reinforced concrete masonry, where used, are site-specific and geotechnically verified, ensuring the Kingussie homes rest on solid, thoughtful design.
EXTERIOR
A Strong, Timeless Shell
The Kingussie homes are wrapped in a durable, low-maintenance exterior designed to balance visual appeal with long-term performance. The exterior cladding combines two different finishes of James Hardie Linea Oblique Weatherboards; fibre-cement based and chosen for their durability in New Zealand’s coastal climate. These materials offer a clean, low-maintenance finish while maintaining crisp architectural lines that blend traditional and contemporary styling under a clean palette of Resene Rangoon Green, complimented by Resene Thistle, with Colorsteel Ironsand for the roof. Each dwelling features a blend of vertical timber shiplap weatherboards and brick veneer cladding, creating a timeless contrast between natural texture and architectural form. This dual-finish façade not only enhances street presence but is engineered to stand up to New Zealand’s demanding weather conditions.
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Incredible Weatherproofing
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Behind the cladding, the envelope is protected with Thermakraft Watergate Plus 295 wall underlay and a proprietary rigid air barrier system to ensure resistance against moisture and wind. A ventilated 20 mm cavity system supports moisture control, while rigid air barriers, flashings, and full wall wraps ensure the structural envelope stays dry and well protected. Colorsteel long run corrugated roofing provides reliable resistance to wind and rain, paired with matching soffits, fascias, and powder-coated aluminium rainwater systems for a cohesive look. These exteriors are backed by robust waterproofing details, flashing tapes, and sealant systems that have been thoughtfully integrated into every junction.
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From the well-drained paving and landscaped terraces to the high-quality façade materials, every element of Kingussie’s exterior has been chosen to deliver confidence, durability, and street-smart style.
PARKING
Tidy and Convenient
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Each unit in the Kingussie development offers a dedicated garage with ample manoeuvring space integrated into the driveways. Formed with reinforced concrete, the parking areas are designed for durability and low maintenance, with appropriate fall and surface water drainage managed through connected stormwater systems. Landscaping and timber fencing frame the car parks, providing a tidy street interface while maintaining separation between private and shared accessways.
INTERIORS
A Welcoming Home​
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Inside the homes at Kingussie, residents will find an inviting blend of functionality, durability, and everyday comfort. Interiors are finished with painted plasterboard walls, timber skirting and architraves, and durable vinyl plank or carpet floor coverings—all selected for resilience and ease of maintenance. Generous ceiling heights and full-height double-glazed windows bring in natural light, while quality insulation within walls and ceilings ensures year-round thermal comfort.
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Modern and Capable Facilities
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Kitchens are fitted with custom cabinetry, stone-look benchtops, and stainless-steel appliances, designed to blend practicality with a clean, contemporary aesthetic. Bathrooms feature tiled splashbacks, wall-hung vanities, and acrylic showers with modern fittings. Wardrobes in bedrooms include shelf-and-rail setups, and storage solutions are built into the hallway and laundry spaces. Electrical and lighting plans are thoughtfully coordinated to support modern living, with LED downlights, heating provisions, and hardwired smoke alarms throughout.
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Floors
Ribraft concrete slab at ground level with vinyl plank flooring in service areas and carpet over underlay in living/bedroom spaces. Wet areas incorporate sheet vinyl with sealed junctions.
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Walls
Internal walls framed in 90 x 45 mm SG8 timber studs at 600 mm centres, lined with 10 mm painted plasterboard. External walls insulated and clad externally with cavity system.
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Room Partitions
Non-load-bearing internal partitions framed and braced as per NZS 3604; intertenancy walls constructed to FRR 60/60/60 with acoustic insulation and dual plasterboard layers each side.
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Bathrooms
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Prefinished acrylic showers, tiled splashbacks, and wall-hung vanities. Wet area linings include moisture-resistant GIB Aqualine with proprietary waterproofing systems behind.
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Ceilings
Suspended plasterboard ceilings fixed to timber framing with insulation above; access panels to roof space where applicable.
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Doors
Hollow-core prehung internal doors in timber jambs; external joinery in powder-coated aluminium with double-glazed Low-E glass.
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Kitchens
Modular kitchen joinery with high-pressure laminate cabinetry, stone-look benchtops, and stainless steel appliances. Ventilation ducted to exterior.
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Windows
Powder-coated aluminium-framed windows with double-glazed Low-E glass, selected for thermal performance and compliance. Units re installed into pre-formed timber-framed openings with flashing tape and rigid air barrier integration. Opening sashes include restrictors and seals for weathertightness and acoustic control.
FEATURES
Services and Compliance
The Kingussie homes have been designed to meet or exceed the New Zealand Building Code across all key performance areas. Electrical wiring, water supply, and plumbing systems are installed to NZBC standards, with final commissioning and certification included in the project scope. Smoke alarms are hardwired and interlinked as per F7/AS1, while mechanical ventilation is integrated into kitchens and bathrooms to ensure a healthy indoor environment in accordance with G4/AS1.
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Year-Round Comfort
Thermal insulation throughout floors, walls, and ceilings is installed to satisfy the latest H1 energy efficiency requirements. This includes full perimeter and sub-slab insulation to reduce heat loss, double glazing with Low-E coatings, and thermal breaks in aluminium joinery. These features improve year-round comfort and reduce energy costs for residents.
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A Breath of Fresh Air
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Take it all in with a leisurely retreat to your second-floor deck, featured on every unit, or enjoy your every own slice of heaven by relaxing in your outdoor living area, featured in every unit across Blocks A&B.