
First Light is named for what you see when you wake up here. It sits at the front of Kawarau Heights on one of the estate's largest and most privately positioned sites, oriented to catch the morning across the basin before the valley fully wakes. The flat roof profile keeps the residence settled in the landscape. The full-width glazing makes the mountains part of the room.
Four bedrooms, four bathrooms, and a powder room. The layout makes sense the moment you see it. Open-plan living, dining, and kitchen sit at one end of the residence, connecting directly to the outdoor terraces through full-width glazing. A sun nook sits off the kitchen, a quieter place to have a coffee when the main living areas are in use.
The primary suite sits privately at the other end, with its own ensuite and walk-in robe. Adjacent to it, a sunken media room sits below the main floor level, separate and enclosed, the kind of space that earns its place on a winter evening. A library occupies its own dedicated room between the bedroom wing and the main living zone. The three remaining bedrooms sit in the middle of the plan, each with their own bathroom.
The complete picture
List Price: $POA
Status: Under Construction
Title: Freehold, no body corporate, no ongoing levies
Viewing: Private site visits available, contact Damien Henaghan
FLOOR AREA
Residence: 322 m² (floor area noted over cladding)
Roof Area: 373 m²
Site Area: 945 m²
LAND AREA
Total: 945 m²
RESIDENCE
Four Bedrooms
Four-and-a-half Bathrooms (four ensuites + powder room)
Open Plan Living, Dining and Sun Nook, cedar-ceiling main pavilion
Sunken Media Room (450mm below FFL)
Library / Study
Kitchen with Walk-in Scullery / Pantry
Bar
Separate Laundry / Dry Room
Walk-in Wardrobe (Bed 1)
GARAGING & GROUNDS
Double Garage, internal access, underfloor heating, EV charger provision
Garador Ashton insulated sectional lift door (5,500 x 2,400mm)
Storage above garage
Two outdoor patio levels, exposed aggregate concrete (12mm river pebble)
Floating-edge patios with LED lighting beneath cantilevered edge
Fire / BBQ bench seat
Feature tree
1,800mm corten steel boundary wall
Tussock landscaping to upper batter with dense privacy planting
LED strip path lighting
Pre-wired for garden lighting throughout
Landscaped bund to footpath boundary
Address: 11 Kawarau Heights Boulevard, Lake Hayes, Queenstown 9304
Legal Description: Lot 1 DP 572230
Estate: Fee Simple (Freehold)
Land Area: 945 m²
Territorial Authority: Queenstown Lakes District Council
Operative Zone: Lower Density Suburban Residential Zone
Water: Reticulated, connected to lot boundary service cluster
Gas: Reticulated natural gas, connected to lot boundary service cluster
Power: Connected to lot boundary service cluster
Sewer: Reticulated sanitary sewer (100mm uPVC)
Stormwater: Connected to reticulated stormwater network
Hot Water: Rinnai A26 graphite external gas califont (continuous flow)
Heating: Hydronic underfloor heating throughout, Toshiba Estia air-to-water heat pump (HWS-1104H-E1)
Cooling: Ducted air conditioning to living areas
Fireplace: Escea DS1650 single-sided frameless linear gas fire, logs fuel bed, linear trim kit, to main living pavilion
Slab Insulation: R4.0 fully insulated concrete raft slab (MaxRaft system)
Wall Insulation: R4.0, Mammoth 140mm polyester wall insulation
Ceiling Insulation: R7.2, dual layer Mammoth R3.6 (225mm each, 450mm total)
Glazing: APL Metro Thermal Heart, Metro LowE Extreme double glazed, Low-E, argon fill
Air Barrier: IBS RigidRAP 8mm rigid air barrier on building exterior
Engineering Standard: Snow Zone 6 and Earthquake Zone 3
TV: Pre-wired for TV throughout (not installed, owner to fit out)
Data: TV and IT data points shown on electrical plan throughout
Audio: Stereo pre-wire with speaker connections each side of lounge
Power: USB power outlets throughout
Entry: Doorbell provision
Safety: Smoke alarms throughout
Lighting Control: LED strip path lighting and pre-wired garden lighting circuits
Switches / Sockets: PDL Zen (black, kitchen, bar, ensuites; white, general areas)
NOTE: Security alarm, camera system, home automation, and AV equipment are not specified in current plans. Full fit-out to be confirmed with builder, plans allow for owner fit-out post completion.
KITCHEN
Integrated Fisher & Paykel Refrigerator and Freezer
Fisher & Paykel Four-Zone Induction Cooktop with Integrated Ventilation
Fisher & Paykel Combi-Steam Oven
Fisher & Paykel Combi-Microwave Oven
Fisher & Paykel Warming Drawer
Fisher & Paykel Integrated DishDrawers (x2)
Blanco Silgranit Undermount Sinks, Black
InSinkErator Waste Disposer
Plumbline Buddy X Pull-Out Spray Mixer, Aged Brass Organic
Hideaway Compact Bin System
PANTRY
Fisher & Paykel Integrated Dishwasher
Blanco Silgranit Undermount Sink, Black
BAR
Fisher & Paykel Integrated Beverage Centre
LAUNDRY
Mercer Loxley Single Bowl Laundry Sink
Plumbline Buddy Mixer, Aged Brass Organic
TAPWARE
Plumbline Buddy Range throughout, Aged Brass Organic
Wall-Mount Mixers, Shower Columns and Shower Mixers (all ensuites)
Heated Towel Rails x3 per ensuite
Tiled Insert Shower Drains, Black
BASINS & VANITIES
Plumbline Oasis Basin Range, Gravel (all ensuites)
Custom Wall-Hung Vanities with Blum Soft-Close Drawers (all ensuites)
TOILETS
Plumbline Evo Rimless Floor-Mount Toilets with Inwall Cisterns (all ensuites)
Plumbline Metal Flush Panels, Aged Brass
SHOWER SCREENS
Toughened Glass Shower Screens, Black Anodised Aluminium Frames
DOOR HARDWARE
Windsor Architectural Hardware throughout, Oil Rubbed Bronze
Milford Brass Pull Handle, Pivot Entry Door
Charleston Round Rose Passage Sets, Interior Doors
Lume Privacy Sets, Ensuite Sliding Doors
GAS FIRE
Escea DS1650 Frameless Linear Gas Fire, Living Pavilion
CURTAINS & BLINDS
Vanda Flangeless Recessed Curtain Tracks throughout
James Dunlop Element Natural Sheers, Living Areas
James Dunlop Blackout and Sheer Curtains, All Bedrooms
LIGHTING
Targetti Recessed Downlights throughout, 3000K CRI90
Targetti Firefly XL Can Lights, Kitchen Island
Tom Dixon Press Surface Light, Powder Room
Juniper Wall Lights, Master Bedroom and Bed 4
PDL Zen Switches and Power Sockets throughout
EXTERIOR
Midnight Cedar and Schist Cladding
Western Red Cedar Soffits, continuing interior to exterior
Metro LowE Extreme Double Glazed Windows
Coloured Steel Joinery and Parapet Capping, Flaxpod
Garador Ashton Insulated Sectional Lift Garage Door
Exposed Aggregate Concrete Driveway
INTERIOR WALLS
Sauve Two-Tone Polished Plaster, Hallway
Dulux Wash & Wear, Cardrona White, General Walls
Equipe Stage Charcoal Wall Tiles, All Ensuites and Powder Room
CEILINGS
Western Red Cedar Timber Ceilings, Main Pavilion and Soffits
Dulux Cardrona White, Painted Ceilings
FLOORS
Bremworth Untouched Wool Carpet, All Bedrooms
Bremworth Samurai Wool Carpet Insert, Living Room
Forte Moda Verona European Oak Plank, Kitchen, Dining, Hallway, Laundry and Library
Basalt Cobblestone, Entry
Equipe Stage Charcoal Floor Tiles, Herringbone, All Ensuites
JOINERY & CABINETRY
European Oak Veneer Cabinetry throughout, Custom Routed Slats
Tempest Blue Quartzite Island Benchtop and Kitchen Backsplash
Caesarstone Bianco Drift Benchtop, Scullery and Laundry
Caesarstone Turbine Grey Vanity Tops, All Ensuites
Blackened Steel Fireplace Feature Shelf
Ona Edge Mount Handles, Brushed Brass
Building Consent: BC240242, issued 19 April 2024 (QLDC)
Resource Consent: RM230958
Surveyor's Certificate: Paterson Pitts Group, Lot 1 DP 572230, foundation slab positioned per BC240242 (June 2024)
Developer: Queenstown Commercial Limited / Sanderson Group
Architecture: Sanderson Group (Design 4 Detail), Ref KH01
Structural Engineer: CHS Engineers Ltd, Ref 23301
Geotechnical Engineer: GeoSolve Ltd, Ref 160041.04
Surveying: Paterson Pitts Group, Ref Q6231-S
Building Standard: Snow Zone 6 / Earthquake Zone 3 engineering
























