What Mansons TCLM does

Mansons TCLM Limited is a third-generation, family-owned and family-controlled private property development and construction company headquartered in Parnell, Auckland, New Zealand. Founded in the mid-1970s by Ted Manson and his father Colin, the firm is now led by Ted and his three sons Culum, Luke, and Mac — whose initials form the TCLM suffix. The company operates as a vertically integrated developer-contractor, funding and building its own projects rather than acting as a fee-based developer, and is designated New Zealand's largest private developer.

The company's core products are large-scale commercial office buildings and residential apartment developments concentrated in Auckland's CBD and wider metropolitan area. Mansons has delivered 24 commercial Green Star certified buildings totalling over 370,000m² of gross floor area and 257 residential apartments with 6-Homestar ratings, and has achieved 6-Green Star Design and Built certifications (the highest in NZ's system) on flagship assets such as 155 Fanshawe Street and 136 Fanshawe Street. The firm commits to 120% carbon offsetting for the lifetime of every building and runs a native tree planting program tied to floor area. Notable commercial projects include the $329m 136 Fanshawe Street, the $550m 30 Daldy Street (anchored by One NZ), and the $650m 50 Albert Street (anchored by Spark NZ, 1,800 staff relocating in 2025). Residential community housing is delivered through the wholly-owned Ted Manson Foundation, established in 2015 as a charitable subsidiary.

Mansons generates revenue through two principal mechanics: development margin on the build-and-sale of commercial buildings to institutional and private investors (e.g., the $240m sale of 167 Victoria Street West to Spark NZ, a $700m three-building portfolio sale to PAG Asian fund, and the $112.9m sale of Lumley Centre), and recurring rental income from retained office assets. Pricing is negotiated directly with enterprise tenants and institutional buyers on a quote basis; there are no public price tiers. The customer base spans telecommunications, banking, technology, legal, government, FMCG, and pharmaceutical tenants, with direct, intermediary-free sales and leasing channels.

Name

Mansons TCLM

Legal name

Mansons TCLM Limited

Website

https://mansons.co.nz

Company type

Private

Founded year

1975

Operating status

Operating

Headcount range

51–100 employees

Short description

Mansons TCLM is a third-generation, family-owned private property developer and contractor in Auckland, New Zealand, delivering large-scale Green Star certified commercial office buildings and residential apartments through a vertically integrated, self-funded build-and-sell model.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development

NAICS

New Housing For-Sale Builders (236117), New Multifamily Housing Construction (except For-Sale Builders) (236116), Nonresidential Property Managers (531312)

SIC

General Bldg Contractors - Residential Bldgs (1520), General Bldg Contractors - Nonresidential Bldgs (1540), Real Estate Dealers (For Their Own Account) (6532)

akta.pro primary industry

Residential General Contracting (New Build) (IMAFAAAB)

akta.pro secondary industry

Affordable Housing & Community Development (Housing, Community Land Trusts) (BPAGALAC)

Keywords

• Commercial property development
• Residential apartment development
• Sustainable building construction
• Green Star certified buildings
• Auckland real estate

Headquarters

HQ city

Parnell

HQ country

New Zealand

HQ region

Oceania

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Supply Chain, Operations, Infrastructure, Marketing or Sales

Revenue model

1. Commercial Property Development and Sales: Mansons develops and constructs commercial office buildings, selling them to investors upon or during construction. Revenue is generated through development margin on sales. Examples include the $240 million sale of 167 Victoria Street West to Spark NZ.
2. Commercial Office Leasing: Mansons leases office space to tenants in its commercial buildings. Buildings like 96 St Georges Bay Road (10,508m2 office NLA), 136 Fanshawe Street (22,938m2 office NLA), and 155 Fanshawe Street (15,354m2 office NLA) generate recurring rental income.
3. Residential Apartment Sales and Community Housing: Mansons sells residential apartments and retains units for community housing through the Ted Manson Foundation. Projects include 6 Waikumete Road (165 apartments, 90 retained for community housing) and 40 Liverpool Street (92 apartments, 75 retained for community housing).

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels5 records

Core offering

Mansons TCLM is a third-generation family property development company that both funds and builds large-scale commercial office buildings and residential apartment developments across Auckland, New Zealand. The company develops entire CBD blocks with Green Star certified sustainable buildings (4-6 star ratings), leases space to corporate and government tenants, and sells completed or under-construction buildings to institutional investors. It also develops residential apartments, with a portion retained for community housing through the Ted Manson Foundation.

Product overview

Mansons TCLM is a third-generation family property development company that operates as both a developer and building contractor for most of its projects. The company offers a portfolio of commercial office buildings and residential apartment developments across Auckland, New Zealand. Key product lines include: (1) Commercial Office Buildings - large-scale CBD developments often spanning entire blocks with Green Star certification (4-6 stars), including flagship properties like 50 Albert Street ($650m project with Spark as anchor tenant), 136 Fanshawe Street (6-star rated), and 155 Fanshawe Street; (2) Residential Apartments - premium residential towers and mixed-use developments; (3) Community Housing via Ted Manson Foundation - providing long-term affordable housing with properties like 40 Liverpool Street (75 apartments retained) and 6 Waikumete Road (90 apartments retained); (4) Sustainable Buildings - all commercial properties feature Green Star certification and carbon-neutral/positive initiatives with 120% carbon offset commitments. The company manages the entire development operation from site acquisition through construction, leasing, and property management.

Differentiator

Problem solved

Functional benefit

Brands

• Ted Manson Foundation: Community housing initiative providing long-term housing to New Zealanders struggling with housing, with robust, safe, warm, healthy homes and long-term security.

Products and services

• Commercial Office Building Development Large-scale commercial office building development in Auckland CBD, often spanning entire city blocks with Green Star certifications (4-6 stars). Built for corporate tenants and sold to institutional investors. Portfolio includes 24 buildings comprising over 370,000m² of gross floor area.
• Residential Apartment Development Premium residential apartment towers and mixed-use developments in Auckland locations such as Orakei, Glen Eden, and Auckland CBD. Total portfolio includes 257 apartments with 6-star Homestar ratings.
• Community Housing via Ted Manson Foundation Long-term community housing program providing robust, safe, warm, and healthy homes with security of tenure for New Zealanders in need. Retained residential units in projects such as 40 Liverpool Street (75 units) and 6 Waikumete Road (90 units).
• Green Star Certified Buildings Sustainable commercial buildings designed to achieve 4-6 Green Star ratings from the New Zealand Green Building Council, with energy-efficient systems, Platinum Wellness Certification, and 120% carbon offset for the lifetime of buildings. Includes native tree planting program (one native tree planted per square metre of office space).

Quantifiable outcome

• 24 commercial Green Star buildings comprising over 370,000m²
• +4 more outcomes

Named customers20 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Scale indicators6 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Oyster Property Group: Auckland-based developer and owner of Grade-A commercial office buildings including the Oyster Galleria and other CBD assets. Competes head-to-head for prime CBD tenants and development sites.
• Hugh Green Group: Privately owned NZ construction and property development group active across residential, commercial, and civil. Comparable to Mansons in being a privately held, vertically integrated NZ developer-builder.
• Precinct Properties New Zealand: NZX-listed commercial office property investor and developer with a major Auckland CBD portfolio including the Commercial Bay precinct. Closest publicly traded peer to Mansons' Auckland CBD office development and investment model.
• Classic Builders: One of NZ's largest private residential builders with significant Auckland apartment and townhouse developments. Comparable to Mansons on the residential/multifamily build-and-sell side, though without the community-housing model.
• Argon Property: Auckland-focused commercial property developer with multiple CBD and fringe office buildings developed and held long-term. Competes directly for the same enterprise tenants and Auckland CBD land as Mansons.

Broad incumbents

• Stride Property Group: NZX-listed NZ property investor/developer with diversified office and retail assets including significant Auckland holdings. Comparable in owning large Auckland commercial property at scale, though broader in mandate.
• Kiwi Property Group: NZX-listed large-cap NZ property company focused on large-format retail and mixed-use centres. Comparable in scale and listed-market access but operates in a different primary asset class (retail vs. CBD office).
• Fletcher Building: New Zealand's largest construction and building products company, also active in residential and commercial property development. Overlaps with Mansons across construction execution and large-scale property development but at materially larger scale and broader scope.

Others

• Goodman Property Trust: NZX-listed industrial/logistics property specialist with a major Highbrook Business Park in Auckland. Compares on scale and listed-property metrics but operates in industrial rather than CBD office.
• Augusta Capital: NZ's largest non-bank property fund manager, a frequent institutional buyer of Mansons-developed buildings. Adjacent rather than competing - represents the demand side of the same Auckland investment market.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

Compliance6 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Mansons TCLM