New subdivisions, commercial projects and infrastructure underway across Pāpāmoa East - Golden Sands, The Sands town centre, Wairākei, the Pāpāmoa East interchange, and the long-term Te Tumu growth area.
Golden Sands is the dominant residential development in Pāpāmoa East, developed by Bluehaven Group since the early 2000s. It is one of the fastest-growing urban areas in New Zealand, and Pāpāmoa’s population is forecast to reach 53,900 by 2028 - driven predominantly by residential growth within this corridor.
Golden Sands - East Quarter (Stages 3–6)
Active constructionResidential
Developer: Bluehaven Group · Build partners: Classic, Kauri, Hawridge
The East Quarter development combines freestanding homes, duplexes, terraced houses and apartment complexes centred around a large community reserve adjacent to The Sands town centre. Stages 1 and 2 are complete and titled. Stages 3–6 are underway, with over 300 residences planned on completion. Stage 60, comprising mainly terraced homes within walking distance of The Sands, is also actively under construction. Building covenants apply to all sections, controlling materials and design to maintain consistent streetscape quality.
Golden Sands - General Residential Pipeline
OngoingResidential
Developer: Bluehaven Group · Multiple build partners
An additional 2,000 new homes have been planned and consented within Golden Sands and are scheduled for delivery over the coming years. Housing typologies span the full range: beachfront, suburban housing, retirement village, leasehold lifestyle villages, terraced housing, high-density urban housing, duplexes and apartments. Karaka Pines Papamoa retirement village is one of the completed developments within this corridor.
The Sands Pāpāmoa - $1 Billion Town Centre
The Sands is a sub-regional town centre under development in Pāpāmoa East, developed by Bluehaven Group. When complete, it will be one of only four sub-regional town centres in Tauranga and is designed to serve the entire Bay of Plenty coastal corridor - a 230,000m² footprint equivalent to 50 rugby fields.
The Sands - Stage 1 (Open)
Opened late 2024Commercial
Developer: Bluehaven Group
Stage one opened in November 2024 with a locally-owned New World supermarket (3,100m²) as the anchor tenant, alongside several smaller retail and hospitality outlets. The New World is staffed by over 100 local employees and includes in-store butchers, bakers and fishmongers. This is the first major supermarket in the Pāpāmoa East corridor, reducing the need for residents to drive to the western end of Pāpāmoa or Mount Maunganui.
The Sands - Stages 2 & 3
Opening 2026Mixed use
Developer: Bluehaven Group · Mitre 10 MEGA confirmed
Stages 2 and 3 are scheduled to open in 2026. Confirmed tenants include a Mitre 10 MEGA and expanded commercial space. The full vision on completion includes retail and mixed commercial outlets, a health hub, community facilities, home improvement centres, expanded hospitality, hotels and accommodation. A large-format retail expansion adjacent to Pāpāmoa Plaza (on the western end) is also scheduled for completion by mid-2026.
Pāpāmoa East Interchange
Pāpāmoa East Interchange - Tauranga Eastern Link
Opened April 2026Infrastructure
New Zealand Transport Agency / Waka Kotahi
The Pāpāmoa East interchange opened ahead of Easter 2026, providing full on/off ramp access between the Tauranga Eastern Link motorway and Pāpāmoa East. Construction began in April 2022. An eastbound off-ramp partial opening was achieved in August 2025. The fully operational interchange is central to unlocking the three major growth areas - Golden Sands, Wairākei and Te Tumu - which are projected to grow to approximately 40,000 residents by 2043. The interchange also significantly improves freight movement along the Bay of Plenty coast, given Tauranga’s status as New Zealand’s largest export port.
Wairākei & Te Tumu - The Long-Term Growth Corridor
Te Tumu is the next major growth area east of Golden Sands, spanning from the existing Wairākei development to the Kaituna River. Together with Wairākei, it is expected to eventually house 15,000 people - contributing to a projected Pāpāmoa East population of 30,000 by 2060. The land involves three delivery partners: Tauranga City Council, Bluehaven Management and the Te Tumu Kaituna 14 Trust.
Te Tumu Urban Growth Area
Long-term (to 2060)Residential + commercial
Tauranga City Council / Bluehaven / Te Tumu Kaituna 14 Trust
The Wairākei/Te Tumu Framework Plan, adopted in 2017, spans almost 50 years of phased development to 2063. The vision includes a high street with a town square fronting the Wairākei stream, employment precincts, schools, sports fields, walkways and cycleways, and connection to the Kaituna River. Infrastructure for the area - water, wastewater and roading - is a prerequisite before residential development can proceed at scale. New residential stages are expected to release in Q2 2026 as early supply, with the full corridor developing progressively over decades.
Te Tumu development involves Māori-owned land through Te Tumu Kaituna 14 Trust. The Trust has been engaged in planning since 2017 and has a vote of support from beneficiaries for proceeding with development that fits their values and provides long-term returns.
Buying a New Build in Pāpāmoa
New builds in Pāpāmoa are predominantly available through Bluehaven Group’s build partners in Golden Sands. House and land packages are the most common form of purchase, with building covenants requiring compliance with developer design guidelines on materials and architecture.
Building covenants
All sections within Golden Sands are subject to Bluehaven’s Developer Design Guidelines. These control cladding materials, roof profiles and fencing. Review carefully before purchasing a section.
New build incentives
New builds may qualify for lower deposit lending (as low as 10% for owner-occupiers) and can be exempt from some bright-line test provisions. Check with your lender and lawyer.
Title timing
In active subdivisions, section titles can take 6–18 months after purchase agreement. Budget for interest-only bridging costs if you are selling an existing property to fund the build.
Infrastructure levies
Development contribution levies apply to new builds in Pāpāmoa East to fund infrastructure. These are typically included in section pricing but confirm with your developer and lawyer.