Bellbird Brae
A timber house finished in 2024, on 4,000 m² of bush, with Mount Lyford behind.
New Zealand timber, inside and out
Pine tongue and groove lines every wall and ceiling. It's oiled rather than painted and fixed with hidden clips, so there isn't a nail head in sight. Outside it's thermally modified timber shiplap under a steel roof.
Downstairs, the kitchen and living room share one long room with a full-height slider to the view. There's a bathroom with the laundry, and a separate WC. Upstairs are three bedrooms under the roof, with the ceilings rising to about 3 m at the apex.
The plans were drawn by an ADNZ architectural designer (LBP Design 2), and the Code Compliance Certificate was issued on 30 September 2024.
Every room looks out
Kitchen
A 2 m window over the sink looks out to the Mason Hills. Bosch cooker with a gas hob, Fisher & Paykel fridge and dishwasher, Tristone benchtop, and joinery by The Joiner Shop, Kaikōura. A return bench works as a breakfast bar.
Living
A full-height slider to the view, with the Woodsman wood burner on a steel corner hearth beside it.
Bedroom 1
Windows on two walls, a Daikin heat pump, and the timber ceiling rising to the apex.
Bedroom 2
A deep timber sill under the window, looking out to the hills. Its own Daikin heat pump.
Bedroom 3
Set up as a study, with a white barn door on a black rail and a 1.5 m square window.
Bathroom
Shower with a frameless glass screen, wall-hung vanity and its own window, with the Fisher & Paykel washer and heat pump dryer stacked at the end. Separate WC.
Engineered for wind and snow
- Cladding on a ventilated cavityThermally modified timber shiplap over a rigid air barrier, with a vented roof cavity.
- Specific engineering designStructure designed by a chartered engineer for the site's wind. Snow loading N3 (LIM).
- InsulationDesigned to H1 5th edition for climate zone 5. R4.4 in the walls, and the ceiling upgraded to R7 during the build.
- Double glazingAluminium joinery with low-E, argon-filled glass, per the consented plans.
- Engineered platformGravel pad compaction tested in layers. The geotechnical assessment found the risk of settlement at the site low.
"structurally sound and fit for purpose"RedLBP building inspection report, inspection 12 August 2024. Available with the documents.
Wood burner, two heat pumps and gas hot water
- Woodsman Kanaku wood burnerUltra-low emission, on a steel corner hearth beside the slider.
- Two Daikin heat pumpsIn bedrooms 1 and 2, with wall controllers.
- Continuous gas hot waterOn two 18 kg LPG bottles, owned and included.
- Roller blindsThermal roller blinds on the windows.
- Generator inletWired to the switchboard, for a snow outage.
- Carpet and plank floorsPlank where boots come in, carpet in the living room and upstairs.
Two floors, 93 m²
The ground floor is 48 m² and the first floor 45 m². Drawn as built.
Bush around you and the ranges in front
From the air the house sits alone on its knoll, with bush around it and the nearest houses well back. Mt Lyford Village sits at about 600 m and has around 100 lots.
Mt Lyford Village
| Mt Lyford Alpine Resort | 9 km |
| Kaikōura | 63 km |
| Hanmer Springs | 73 km |
| Christchurch | 145 km |
Approximate distances by road. The nearest shops, fuel and school are in Waiau and Culverden.
How the house runs
- WaterVillage supply from the head waters of the Wandle River, untreated, as the land covenant describes. Not metered.
- Village levy$570 for 1 April 2026 to 31 March 2027, paid. Covers roads and water.
- Council rates$2,148.41 for 2026/27 (LIM). Hurunui District Council, zone Mt Lyford Residential.
- WastewaterAustin Bluewater ABS2000 aerated treatment system with drip irrigation, under ECan discharge permit CRC234862. Serviced every six months by A J Drainage; last service 13 October 2026.
- PowerUnderground supply, 63 A main switch, MainPower lines, smart meter. Generator inlet fitted.
- Internet4G. The modem, backup power supply and wifi extenders stay.
- Stormwater4,000 L tank below the house, and French drains.
- RubbishVillage bins, using Hurunui District Council bags.
Everything your lawyer will ask for
Enter your details and the documents open straight away. I keep a record of who has them so I can tell you if anything changes.
- LIM L260525Hurunui District Council, issued 13 October 2026After your details
- Code Compliance CertificateBuilding consent 230237, issued 30 September 2024After your details
- Record of TitleLot 50 DP 53395After your details
- Consented plansBuilding consent 230237 and amendment 230237AAfter your details
- Building inspection reportRedLBP, inspection 12 August 2024After your details
- ECan discharge permit CRC234862With the service report of 13 October 2026After your details
Viewings are by appointment
I travel up for each viewing, so tell me two times that suit and I'll confirm by phone or email. Nothing is booked until I confirm.
You can also call me on 021 078 5760.
A private sale, done properly
I'm the owner, selling my own house. I'm not a real estate agent. My lawyer is Conway Lane Law in Rangiora.
- View the house and read the documents.
Your lawyer will want the LIM, title and Code Compliance Certificate. - Ask for the agreement.
My lawyer prepares the Agreement for Sale and Purchase, with the chattels listed. - Have your own lawyer read it, then make your offer on it, signed.
Offers are made in writing only. - My lawyer reads every offer before I respond.
I reply in writing. - The deposit goes to my lawyer's trust account.
Never to me.
Ask me anything
I'm the owner and I'll reply myself, usually the same day.
James Graham
021 078 5760
james@bellbirdbrae.co.nz