THE OBSERVATORY

9 Tupelo Place, Boscabel, Ohauiti

Situated ridgetop on one of the premium view lots, in the desirable Boscabel lifestyle enclave, at the edge of Tauranga City. Designed by architect Ian Thorne, this home combines both sculptural and functional elements, capturing views and sunlight, and enhancing lifestyle; held for nearly two decades, this tenure tells all. Equally suited to families or couples seeking the perfect balance of lifestyle and convenience, where views and privacy are prioritised.

  • List Price: 1,995,000 NZD

    Status: New Listing

    Collection: Winter ‘25

    Viewing: Open for Inspection | Sunday, 29 June 2025, 11:00 am - 12:00 pm

  • Ben Hawan

    Luxury Real Estate Specialist
    Oliver Road | Luxury Real Estate

    +64 21 174 7305
    ben@oliverroad.co.nz

    Jason Eves
    Luxury Real Estate Specialist
    Oliver Road | Luxury Real Estate

    +64 27 587 5509
    jason@oliverroad.co.nz

  • 4

    BEDROOMS

  • 3

    BATHROOMS

  • 3

    LIVING AREAS

  • 2+

    GARAGING

  • 289

    SQM FLOOR AREA

  • 3,549

    SQM LAND AREA

A premium lifestyle enclave, Boscabel, aptly derived from the Italian 'bosco bello', meaning “the beautiful wood”.

Off the quiet cul-de-sac Tupelo place, the leafy entry climbs gently with a slow reveal of this commanding home site.

Off the foyer is a rumpus room, or equally, a fourth/guest bedroom. Opening to a private patio and with a powder room, shower stall and laundry adjacent, this space offers opportunities for the creation of studio accommodation, work from home, or a gym/hobby space.

Also off the foyer, the internal access double garage has a larger floor area than typically found, easily accommodating modern vehicles. There is considerable storage space throughout the home, which is augmented by an understairs, basement, and subfloor space.

On the first floor, the stairway opens centrally on this level to a bright, generous landing. Provisions for a lift have also been made, should one be required in the future.

The northwest aspect of the home is dominated by a sizeable lounge with large glazed apertures, capturing light, warmth, Kamai sunsets and coastal scenery.

An open plan kitchen and family room arrangement sensibly occupies the northeast aspect for morning sun and views to Mayor Island and the coast. The family room opens substantially onto a sheltered outdoor living area with over 100 sqm of Kwila decking, and a thoughtfully landscaped path to a pergola-covered private spa pool area positioned to enjoy the vista of Mauao and Tauranga, day and night.

Separated from the family room with a cavity slider sits a generous study. Built-in cabinetry and a large picture window to the upper lawn and gardens create an inviting and practical extension of the first level’s living space.

The remainder of the first level is accommodation focused. The master is sizeable with its walk-in wardrobe, ensuite and private northeast facing outdoor area enjoying spa pool access and views.

A shared family bathroom serves another two bedrooms with an ensuite connection to one, and a separate shower and bath.

The property features landscaping by Trish Waugh across upper and lower lawn areas, the upper being a flat expanse suited to a variety of family or social activities. Both areas are thoughtfully and maturely planted with easy-care landscaping, creating privacy and preserving views.

A separate plywood lined boat garage was constructed in keeping with the home and provides a substantial 35 m2 of workshop, hobby, storage or parking space accessed through a single garage door or side man door.

A Closer Look

  • Land Area:

    3,549 m2

    Dwelling:

    289 m2 (over foundation more or less)

    • Four Bedrooms

    • Three Bathrooms

    • Three Living Areas

    • Entry Foyer

    • Office

    • Separate Laundry

    • Two Car Garaging (plus 35 m2 Boat Garage)

  • Location: 9 Tupelo Place, Ohauiti 3112

    Legal Description: Lot 43 Deposited Plan South Auckland 70068

    Certificate of Title:  SA56B/25

    Estate:  Fee Simple (Freehold)

  • Territorial Authority: Tauranga City Council

    Zone: Rural Residential

    Rating Value: $1,840,000

    TCC Rates (annual): $4,979.32

    IFF Levy: $149.02

  • Fixed floor coverings

    Window dressings

    Light fittings

    Bosch dishwasher

    Smeg double wall oven

    Blanco induction cooktop

    LG microwave

    Waste disposal unit

    Kitchen wall clock

    Rheem electric hot water cylinder (300L)

    Under-tile heating (family bathroom)

    Toshiba on-wall heat pump (master)

    Fujitsu on-wall heat pump (dining)

    Creda on-wall thermal storage panel heater (entry foyer)

    Skope on-wall panel heater (hallway)

    Heated towel rails (x2)

    Bathroom extractor fans and heat light units (x2)

    Laundry extractor fan

    Parker auto garage door (x2) & remotes (x2)

    Trueform Wanaka spa pool

    DSC alarm and secondary panel

    Smoke alarms

    Sony on-wall TV (rumpus)

    Sony on-wall TV (master)

    Samsung on wall TV (kitchen)

    Fibre connection

    Study built-ins (desk/drawers/shelves)

    Beam central vac

    Clothes line

    F&P top loading washing machine

    F&P front loading dryer

    Raised garden bed (x5)

    Shade sail for main deck

    Oasis Clearwater/Bianco septic lift pump

    Ring doorbell

  • 1996 BC. Erect New Dwelling with Architect Ian Thorne and builder David Mitchell. CCC 1997

    100mm concrete slab foundation with 20 series masonry block foundational/retaining walls and concrete piles/footings

    Treated timber framing

    70 series brick on a 40mm cavity

    Horizontal shiplap Cedar weatherboard on a DPC

    Particle board intermediate flooring

    Insulation underfloor foil, ceilings glass wool R1.8, walls glass wool R 1.8

    Hardie soffits

    Laminated wing roof struts

    Colorsteel G2 profile roofing

    Butyl covered gable end bargeboards

    Colorsteel guttering and downpipes

    Aluminium joinery with single glazing

     

     

    2000 BC. Erect Boat Garage with Architect Ian Thorne and builder Bruce Armstrong. CCC issued but no copy held (see LIM)

    100mm concrete slab foundation

    Timber framing and steel UB’s

    Cedar weatherboards to match house

    Colorsteel corrugated roofing to match house

    Colorsteel guttering to match house

    Incomplete CCC inspections on file (nothing after footing PASS) and no CCC certificate

     

     

    2024 BC. New Septic Tank Disposal Field with Septic tank Solutions. CCC 2024

    Existing tank compliant

    New pump station installed (tank below field)

    New dispersal field designed and installed after failure of the existing field

 

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