NZLIP and Design Network Join Forces to Explore New Build to Rent Investment Opportunities in New Zealand

New collaboration aims to connect international investment interest, AIP-approved managed funds and residential property development opportunities as New Zealand prepares to introduce Build to Rent investments under the Active Investor Plus Visa programme.

New Zealand Life Investment Partners (NZLIP) and Design Network Architecture Ltd, an established New Zealand architectural design practice, have agreed to work together to explore emerging residential property development opportunities following the Government's announcement that qualifying Build to Rent developments will become eligible investments under the Active Investor Plus (AIP) Visa Growth category.

The collaboration brings together NZLIP's focus on international investor relationships and professional coordination with Design Network's experience in architectural design, residential development, planning and project coordination.

Both organisations see an opportunity to help connect New Zealand residential development projects with professional managed-fund operators participating in the AIP programme.

A New Opportunity Under New Zealand's Active Investor Plus Visa

On 8 September 2026, the New Zealand Government announced plans to expand the AIP Visa Growth category to include qualifying Build to Rent residential developments, with the change scheduled to take effect in December 2026.

The AIP Growth category requires a minimum investment of NZ$5 million and is designed to attract international investment that supports New Zealand's economic growth.

Under the announced policy, qualifying Build to Rent investments will be available through approved managed funds rather than direct investment by individual AIP applicants.

This creates a potential new connection between international investment capital, New Zealand's managed-fund sector and residential property development.

The Government has indicated that further details regarding eligibility, investment structures, governance and implementation requirements will be provided before the changes take effect.

NZLIP and Design Network are therefore taking an early, exploratory approach while awaiting confirmation of the final policy settings.

What Is Build to Rent and Why Does It Matter?

Build to Rent (BTR) is a residential property development model in which housing is purpose-built for long-term rental accommodation rather than primarily for individual sale.

Developments are typically designed with ongoing rental ownership and management in mind, with an emphasis on quality housing, operational efficiency and long-term investment performance.

Build to Rent can provide an alternative approach to residential property development by bringing together professional investment management, property development expertise and longer-term rental housing objectives.

For New Zealand, the Government's proposed AIP changes could create additional opportunities to attract international capital into qualifying residential developments.

However, not every residential development will necessarily meet the requirements of the new investment pathway. Eligibility, commercial viability and the suitability of individual projects will need to be assessed against the final Government rules and the investment criteria of participating managed funds.

Introducing the NZLIP and Design Network Collaboration

The agreement between NZLIP and Design Network is intended to explore how the two organisations can combine their respective capabilities to identify and progress potential investment opportunities.

NZLIP — International Investor Relationships and Coordination

New Zealand Life Investment Partners is developing an independent investor project management and concierge service for international investors exploring New Zealand's Active Investor Plus Visa programme.

NZLIP's role is to help coordinate the professional relationships and services that investors may require throughout their investment, residency and relocation journey.

This includes facilitating connections with appropriately qualified investment managers, licensed immigration advisers, legal and tax specialists, banking providers and other relevant professionals.

As part of its development, NZLIP is building relationships with AIP-approved managed-fund providers throughout New Zealand and preparing to expand its international investor marketing activities.

Design Network — Architectural Design and Development Expertise

Based in Lower Hutt, Wellington, Design Network Architecture Ltd has extensive experience in residential architectural design, including multi-unit housing, medium-density developments, subdivisions and complex residential projects.

Its established relationships with property developers and experience coordinating architectural design and development-related services provide a practical foundation for exploring potential Build to Rent opportunities.

Through the collaboration, Design Network intends to contribute its design, project assessment and coordination expertise to help identify and evaluate developments that may be suitable for consideration by interested managed-fund operators.

Together, NZLIP and Design Network aim to develop relationships that connect investment expertise with potential development opportunities.

Identifying Residential Developments That May Be Ready to Progress

One area of initial focus is the potential to identify residential development projects that have already progressed through planning, design or resource consenting.

Design Network is beginning discussions within its existing developer network to identify projects that could warrant further investigation.

Some developments may already have completed significant design work or secured relevant planning approvals.

Depending on their circumstances, projects at a more advanced stage could offer practical advantages over developments starting from an initial concept, including potentially shorter planning and consenting lead times.

However, a project's existing consent status does not establish its suitability for Build to Rent or eligibility under the AIP programme.

Each opportunity would require assessment of its ownership and development structure, financial feasibility, rental investment potential, delivery requirements and compatibility with the final AIP investment rules.

The intention is to identify credible development opportunities that professional managed-fund operators may wish to investigate further.

Building Relationships With AIP-Approved Managed Funds

An important part of the initiative involves establishing relationships with New Zealand's AIP-approved managed-fund providers.

Managed funds play a central role in the Government's proposed Build to Rent investment pathway.

NZLIP is engaging with the managed-fund community to better understand investment mandates, preferred investment structures and the types of development opportunities that may be of interest.

The collaboration with Design Network could also provide a pathway for fund managers seeking access to potential residential development projects and associated design and coordination expertise.

At this stage, the objective is to establish relationships, exchange information and assess opportunities for future cooperation.

Any potential investment would remain subject to the fund manager's independent investment decisions, due diligence and applicable regulatory requirements.

Preparing for the Next Stage of the AIP Programme

With the detailed Build to Rent policy requirements still to be confirmed, NZLIP and Design Network intend to focus initially on relationship development, project identification and preliminary feasibility discussions.

Their work will include exploring potential residential development opportunities, engaging with interested managed-fund operators and considering how architectural design and project coordination services could support suitable developments.

The organisations will review their approach as further Government guidance becomes available.

The initiative reflects a shared interest in supporting productive investment in New Zealand while exploring opportunities to contribute to the development of additional rental housing.

An Invitation to Connect

NZLIP welcomes enquiries from AIP-approved managed-fund providers, property developers and professional organisations interested in discussing the emerging Build to Rent investment opportunity.

We are particularly interested in connecting with organisations seeking to understand the proposed policy changes, explore potential residential development projects or establish relationships for future collaboration.

For investment and partnership enquiries:

New Zealand Life Investment Partners (NZLIP)

Email: concierge@nzlip.com

Website: https://nzlip.com

Design Network Architecture Ltd

Website: https://designnetwork.co.nz/

Important information

The collaboration is exploratory. Neither NZLIP nor Design Network is representing that any identified development has been approved as an AIP-eligible investment or that investment funding has been secured. NZLIP does not provide regulated investment or immigration advice. All potential opportunities remain subject to Government policy, independent professional assessment and applicable regulatory requirements.