01 HOW WE WORK
Where are you starting at?
I already have a site
Our no obligation site visit will assess what is realistically achievable and where the constraints sit.
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Just wanting some advice
I'm thinking about building and want some early advice A no obligation conversation will tell you more than weeks of online research.
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Development Collaborations
You are weighing yield, build cost, programme and risk. We bring commercial acumen alongside the craftsmanship we apply to every home.
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ESTABLISHING BUILD COSTS
Aligning brief, budget and expectations.
Services include project feasibility, land acquisition, design collaboration, joint venture and capital funding, value engineering and project management.
Whether it’s a low-rise urban townhouse project or a luxury high-end home, our decades of experience blends commercial expertise with personalised service to successfully deliver development projects on time and within budget.
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03 Project Feasibility
03 DO A DEEPER DIVE
03 DO A DEEPER DIVE
COMPARING SERVICES
How this approach saves you time and money
Most people assume that putting plans out to tender will deliver the best price. In reality, the chance for meaningful savings drops once drawings are complete.
Our biggest impact is in the early design and detailing. Co-director Gavin Morrow works with architects to refine detailing for complex builds, optimising structure and labour without compromising intent.
"It is not about cutting corners. It is about removing waste.."
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For sale
For Sale.
Coming to the market Soon
Committed to building one-off architectural homes to sell, we aim to solve the problem for people who want a brand new architecturally designed home, but don't have the time to go through a planning and build process.
Register your interest below. If you don't see anything you like, talk to us about finding a site.
exceptional specifications
rural homes
Hilltop Haven. Engineered for the ground, not adapted to it.
rural homes
Hilltop Haven. Engineered for the ground, not adapted to it.
Register your interest
Be the first to hear about new homes coming to market.
Leave your details and we will be in touch when new properties come to market — or if we find a site that matches your brief.
02 OUR EXPERTISE
Built across coastal, rural and challenging sites.
Coastal Homes
Coastal and waterfront construction comes with its own set of challenges. We’ve been building in these environments for decades. And over that time, we’ve developed systems that others are still working out — practical, proven ways to handle site conditions, coordinate trades, and manage the build process with minimal risk and maximum efficiency.
"These unique systems can result in reduced labour hours, fewer delays, smarter sequencing on site."
20 years of continuously refining processes and details, both on and off site.
REQUEST OUR COASTAL CONSTRUCTION GUIDE
Rural Homes
Building in rural areas requires expert knowledge in water systems, drainage, and sustainable living solutions. We excel in creating homes that are self-sufficient and eco-friendly, providing you with modern conveniences while allowing you to enjoy the tranquility of rural living.
"Our expertise ensures your home is well-equipped to handle the unique challenges of rural environments.."
REQUEST OUR RURAL CONSTRUCTION GUIDE
Alterations
Our years of experience in the industry has given us insight into what works well in particular environments, the expertise to suggest design elements and materials that can maximise a site’s potential and the skill to identify potential hidden costs, ensuring you get the best value for your investment.
We’ve put together 10 points to consider before committing to rebuilding or renovating.
REQUEST OUR 10 POINT BUILD OR RENOVATE GUIDE
Space Optimsing Homes
Building on small sites requires innovative space-saving solutions and smart design strategies. We have decades of experience creating homes that make the most of limited space without compromising on style or functionality.
"With extensive experience constructing over 400 homes, designed for people who wanted to downsize but not downspec."
We know what works and what doesn't .
REQUEST OUR SPACE OPTIMSING CONSTRUCTION GUIDE
03 FREQUENTLY ASKED QUESTIONS
Speak to people who have actually been through it.
Not one or two, a lot. Over 100 of our Bay of Plenty clients have written about their experience not just the finished home, but what it was really like to build.
Ask them about communication, budget tracking, how we handled challenges, and whether they would build with us again. That feedback earned us Most Trusted Architectural Builder five years running.
Request the essential questions to ask prior clients
Our biggest impact is in the early design and detailing. Co-director Gavin Morrow works with architects to refine detailing for complex builds, optimising structure and labour without compromising intent.
Pricing happens when there is enough detail to be accurate, but before you reach a point of no return. The architect can still refine the design to meet budget, and we can suggest changes to details that may not be visible but can save on materials and labour.
The principle holds whether you are at the upper end of the market or working to a tighter budget. Decisions made early carry the most weight.
People assume we are.
Then they look closer. We believe in upfront, realistic pricing with no surprises. Our comprehensive Building Proposal gives you a detailed breakdown of every allowance and inclusion. Compare apples with apples: another builder's cheaper quote often excludes items or includes costly assumptions.
We've had clients come back after choosing cheaper quotes, only to find their final cost far exceeded our estimate once excluded items and delays were factored in.
Request our Pricing Guide
No. Every home is architecturally designed, bespoke, and tailored to your site, budget, and lifestyle. Set plans often lead to higher costs once adjustments are made.
Custom design, done right, actually saves time and money by working with the site, not against it. We're happy to share examples of homes we have built, along with plans and pricing, so you can see the quality.
View examples of custom designed homes
We believe the best outcomes come from pairing the right team to your specific project.
We work closely with a select group of trusted architects and designers and can recommend someone that suits your style. Or collaborate with your chosen architect, we're equally happy either way.
It's a one-stop concierge service: one point of contact throughout your entire journey, from start to finish.
Request our Process to Build Guide
No. We have built for numerous clients who are based remotely for their entire build.
Our systems keep everything on track regardless of where you are. You track your project online with a live schedule, access documents, view photos and footage as work progresses.
Your Project Manager stays in regular contact via messaging, video calls, and email. Samples of colours, flooring, benchtops, and tiles can be dispatched so you're confident in every selection, even from afar.
See a demo of our online project portal
The depth of experience across our team is significant. Aaron worked through complex geotechnical developments, giving him expertise in ground conditions and site constraints most builders never encounter. Gavin built high-end homes in Europe, where the standard of detail and execution is different; that approach carries through today. Pete brought systems and financial oversight from large organisations, shaping how we track budgets, manage communication, and record decisions. On site, we keep teams small and consistent, each led by a foreman with at least 20 years' experience. We have been continously refining our systems for over 20 years
Meet the team
We believe in transparency. Our Building Proposal gives detailed cost breakdowns every allowance and inclusion explained. You can speak to our previous clients and ask how their final cost compared to the original quote. That's where the real story is. For extra peace of mind, we welcome you engaging an independent Quantity Surveyor to price the project independently. We actually encourage that level of scrutiny.
Request a comprehensive building proposal
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03 DO A DEEPER DIVE
03 DO A DEEPER DIVE
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Our Journey
Our Unique Systems
The Cost To Build
THORNE GROUP DEVELOPMENTS
Development Collaborations + Turnkey Homes
Known as passion projects, our development collaboration service has been built around the concept of being cleverly connected — with 20 plus years of local relationships, and recognising the rarity of purchasing a new, ready to live in architectural home in Mt Maunganui or surrounding suburbs.
"After twenty years in the Bay of Plenty, our connections often mean we know about sites before they come to market. Combined with a deep understanding of ground conditions and early design input results in unique homes."
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