Innholdsfortegnelse for October/November 2025 i NZ Property Investor

Auckland drives price slump Across the country, the median house price dropped by $4,000, or 0.5 per cent year-on-year to $761,000. However, when Auckland is taken out of the equation the median price rose by 1.5 per cent year-on-year to $690,000. Compared to last year, 13 out of 16 regions had an increase. The most significant year-on-year increases were in Gisborne, up 11.3 per cent from $620,000 to $690,000, Southland, up 8.9 per cent from $427,000 to $465,000, and the West Coast, up 7.8 per cent from $357,000 to $385,000. Sales across the country stalled in August, with sales declining year-on-year and month-on-month for both New Zealand - down 3.7 per cent and 11.1 per cent respectively - to 5,866 sales, and New Zealand, excluding Auckland down 1.3 per cent…

Mark Laurence, principal of Quinovic Hamilton and Cambridge, says there is a lot of positivity in the market in Hamilton. He says that Fairview Downs, for example, experienced an 86 per cent increase in online searches according to Trade Me stats in August this year, over last year. “This suburb is an affordable option that is popular with families. You can expect to pay around $600 per week for a three-bedroom home and $650 for a four-bedroom home. He explains that the CBD has plenty of one, two and three-bedroom apartments and is popular with singles and couples. “Townhouses are available in the surrounding streets, and these are also popular with professional singles and couples. Modern stock is the most popular with rents on a modern three-bedroom apartment or townhouse…

For property investors, there’s no faster way to grow your portfolio than by adding a second dwelling. Whether it’s a compact rental, a minor dwelling, or a larger family home, an additional unit means new income, higher yields, and stronger capital value. And with the government’s consent exemption for small standalone dwellings (granny flats) expected in 2026, along with zoning changes that allow greater density across major cities, demand for quality minor dwellings is set to increase dramatically. That’s where Movapod comes in. A smarter way to invest Christchurch based Movapod designs and builds high-quality transportable homes. Perfect for investment properties, baches and everything in between. Every Movapod is architecturally designed, fully compliant, and built in New Zealand to the same standards as a traditional home. Investors can choose from…

The only thing worse than having a bad tenant is having a bad property manager. For too long, property management in New Zealand has operated in a largely unregulated environment. While investors are required to follow extensive rules and tenants have growing protections, the professionals tasked with managing these relationships remain outside any formal regulatory framework. It’s time for that to change. Property managers have a fiduciary duty. They are responsible for safeguarding one of the most significant financial assets a person can own, while also ensuring tenants are treated fairly and legally. Regulation will not only protect investors’ interests, but it will also keep property managers accountable, uphold professional standards, and rebuild public trust in an industry that too often makes headlines for the wrong reasons. The cost of…

It was refreshing to read the Tenancy Tribunal’s annual report, published by new principal tenancy adjudicator Brett Carter, who states that one of his goals is to enhance further public understanding of how the tribunal works. It’s great to see this level of transparency from an institution that often gets a bad rap. The 2024 annual report shows progress, but delays in securing a hearing remain the biggest issue. Timelines have stretched from six weeks in 2021 to ten weeks in 2024, driven by a surge in applications following Covid. Interestingly, the data reveals a sharp drop in rent-arrears applications during the Covid-19 lockdown periods - particularly in Q2 and Q3 of both 2020 and 2021. This wasn’t due to a sudden improvement in tenant payment behaviour, but rather the…

At the time of writing the June GDP numbers had not yet come out, which will play a part in the Reserve Bank’s decision as to how they handle the final two cash rate reviews in 2025. The Reserve Bank had been predicting a 0.3 per cent drop for the quarter and this may mean a drop down to 2.5 per cent by year’s end. I expect we will see a 25-basis point drop at the October 8 review date if the drop is in the general region of the 0.3 per cent. We won’t receive the September quarter GDP results until midDecember, which will be after the RBNZ’s final official cash rate (OCR) decision for 2025. However, between the October and November OCR decisions, we'll get the September quarter…

When I first bought an investment property, way back in 1997, the Residential Tenancies Act 1986 (RTA) had been in place for just over a decade. Things were still fairly informal and if I’m honest, there wasn’t all that much oversight. In general, landlords and tenants rubbed along pretty well. Times have changed. Over the years the RTA has been amended to include more rules, major and minor, which govern the way we rent property. These changes have included things like healthy homes standards, rules around how you must interact with tenants, when you can and can’t give notice and even a rule requiring you to tell your tenants you’re insured. Later this year we’ll all be dealing with new rules around pets, and it won’t stop there. At the…

Two recent cases in Queenstown illustrate how not following tenancy laws can result in huge penalties for landlords. Queenstown landlords Conrad Goodger and James Truong have been heavily penalised for illegally operating boarding houses in the district. Goodger was fined $81,050 by Tenancy Tribunal on behalf of 117 tenants across four properties in September. Truong was ordered to pay $113,723 earlier this year for breaches of the Residential Tenancies Act (RTA), and had to refund 40 per cent of the rent paid when his property was operating as an unlawful boarding house. The decision was made on behalf of 22 tenants, mainly migrant workers employed in Queenstown’s hospitality industry. Unethical practices Goodger was housing tenants in rooms that had been partitioned off, and using a bus and caravan as accommodation.…

When you’re looking for tenants to live in your rental property, you want someone respectful and reliable, who you know will look after your property, pay on time and give you peace of mind. There are many ways to secure a strong tenant, but once the tenancy is signed, there is real value in keeping them. Long-term tenants who look after your home reduce vacancies, minimise wear and tear, and prevent the need to find replacements. Whilst presentation of a property will encourage people to want to live there, creating a home that people want to stay in will keep them there for longer. Here are the key areas that might be overlooked on signing up a tenant, but will make them want to stay in your property for longer.…

Manchester Square, Christchurch, from $649,900 Located in the heart of Christchurch’s revitalised East Frame, Manchester Square comprises stylish one and two bedroom apartments, alongside spacious two bedroom townhouses, all meticulously crafted to high specifications. Importantly for property investors, this complex holds a rare, and highly sought-after, 365-day Airbnb resource consent, allowing full-year short-term rental operation. Positioned steps away from Worcester Street, the Terrace, Botanic Gardens, and the Te Kaha Stadium, Manchester Square presents a turnkey investment opportunity with robust income potential and minimal regulatory barriers, an ideal addition to any high-yield property portfolio. Wilmer Street, Christchurch, from $489,900 This contemporary development features one-bedroom townhouses and one and two bedroom apartments, all approved for 365-day Airbnb resource consent, offering full-year shortterm rental potential. The apartment building is serviced by an elevator,…

The recent announcement by the government to reform both building consenting and liability settings marks a significant step toward creating a faster, fairer, and more consistent development ecosystem. For property investors, these changes have the potential to reduce costs, remove delays, and create greater certainty when navigating New Zealand’s complex consenting regime. For too long, our building system has been hamstrung by inefficiencies. Sixty-six different councils, each operating their own Building Consent Authority (BCA), means 66 different interpretations of the Building Code. It’s no wonder developers, builders, and investors alike are frustrated. What may be approved in one district can be declined in another, adding unnecessary risk, time, and cost to projects. The government’s move to enable voluntary consolidation of BCAs is an important step. A smaller number of consenting…

Most property investors are familiar with cash incentives and legal fee contributions banks offer to win new lending. But fewer realise that banks will also pay you just to stay put. These payments, called retention fees, are becoming a powerful – and often under-discussed – part of the mortgage game. In today’s competitive lending environment, banks are prepared to pay to protect their loan books. If you’ve got $2 million in borrowing with bank A and you’re tempted by a bank B refinance offer, bank A may counter with a 0.3 per cent to 0.5 per cent cash payment (sometimes tens of thousands of dollars) simply to keep you from moving. That’s real money in your pocket and understanding how to use retention fees wisely can make a huge difference…

Not long ago, managing a rental meant endless spreadsheets, phone calls, and paper forms. Today, a new wave of prop-tech companies - unburdened by tradition - is rewriting the rulebook. They’re asking a simple question: what if property management didn’t have to be so complicated? From insurance to inspections, the new standard is clear: faster, simpler tools that cut admin and free up time for what really matters. Collaboration, not competition is vital. In the past, these kinds of innovations often emerged in silos. Today, the real progress comes from collaboration. We're now working alongside others to build smarter, tech-enabled property management together. Initio Insurance has brought a no-nonsense approach to landlord and house insurance. For decades, landlords accepted that claims were slow and paperwork-heavy. Initio has flipped the script;…

Data from Auckland council shows standalone houses will shrink from 62 per cent of the city’s housing stock to just 27 per cent, while townhouses and apartments will surge from 36 per cent to dominate at 70 per cent. About 326,000 existing standalone homes currently make up the majority of the city’s housing, compared to about 190,000 terraced homes and apartments. Over the coming decades, the capacity for terraced homes and apartments is projected to rise to about 370,000, while the number of standalone houses will drop to just 140,000. This turnaround will come from Auckland’s new draft plan spearheaded by RMA Reform Minister, Chris Bishop, which enables 10 and 15-storey apartments within a 10-minute walk of 44 town centres, train stations and rapid bus stations. It will be a…

There was an 8.9 per cent year-on-year increase in homes targeted at investors in August, according to realestate.co.nz data. Most notable is a 25.5 per cent annual increase in one-bedroom properties targeted at investors, with Auckland and Wellington both showing increases for this typology, at 28.8 per cent and 50 per cent, respectively. Three-bedroom properties targeted at investors also saw an increase 10.7 per cent - with an 8 per cent increase in four-plus-bedroom homes and a 3.7 per cent increase in two-bedroom homes. Looking at Auckland specifically, there were increases in new listings targeted at investors across all typologies. There was a notable increase in four-plus-bedroom homes of 24.8 per cent year-on-year and an increase in three-bedroom homes of 21.1 per cent. In Waikato, threebedroom homes targeted at investors…

As the third fastestgrowing urban area in the country, Hamilton is part of the North Island’s “golden triangle” along with Auckland and Tauranga. But even though Hamilton is expanding rapidly, it is still a much more affordable prospect than Auckland or Wellington. House and land prices are more reasonable, so money goes further whether buying or renting in “the Tron,” as it’s affectionately known. Back in the early 2000s, Hamilton was jokingly called “City of the Future” by locals. It was seen as a bit of a joke, but that prediction is starting to come true – Hamilton is actually a technologically advanced city. It was ranked 21st in the 2021 Top 50 Smart City Governments by Singapore-based Eden Strategy Institute for its use of technology to facilitate a sustainable…

Winter often leaves rental properties in need of attention. And while seasonal repairs and maintenance can feel like just another expense, ignoring clogged gutters, chipped paint, or moisture issues can end up costing even more down the line. A thorough spring reset protects your asset, keeps tenants comfortable, reduces vacancy risk and lays the foundation for a smoothly managed property. There are five reasons why spring is the ideal time to reset. 1. Access: Winter wear is still visible, but summer growth hasn’t taken over yet, making problems easier to spot and fix. 2. Timing for tradies: Tradies book out fast during summer and over Christmas, so securing them now means quicker turnaround times. 3. Optimal weather: Longer, drier days make outdoor work possible with fewer delays. 4. Tenant cycle:…

Commercial property investment is something most people assume is for the top end of town; those with large amounts of capital to invest. The reality: thousands of everyday New Zealanders already co-own some of the country’s largest office, industrial and retail assets through experienced unlisted commercial property fund managers like Oyster Property Group. Not just for the wealthy Buying a shopping centre, warehouse, or office building outright is wel beyond the reach of most investors. But through unlisted property funds, individuals can pool their capital and take a share of large-scale assets. The properties Oyster owns, for example, include Central Park, an award-winning office precinct with the celebrated Green Food and Beverage Precinct; and Millenium, a large corporate campus in Auckland’s suburb of Ellerslie. The difference is in the structure…

LIMs include a wide range of information about a specific property including zoning, rates, hazards, consents, and compliance issues. But while a LIM can be incredibly useful, it’s not a panacea. A LIM is worth your time The biggest advantage of a LIM is that it gives you a consolidated snapshot of a property. Instead of chasing down details from different council departments, you get a single report that pulls it all together. That alone can save you hours of research and a fair bit of frustration. But the real value lies in what the LIM can reveal. Here are some of the key things it covers: Building consents and compliance. The LIM will summarise whether the structures on the property have the right consents and meet current regulations. If…

In a few short weeks, tenants are expected to have the presumptive right to have pets. Presumptive, as in rebuttable, so long as the landlord acts reasonably. As tempting as it is to luxuriate in the smug banality of talkback outrage, the smart play would be to recognise the new risk and model accordingly. Pet rules done properly grow your tenant pool and reduce churn. This is nothing to do with your ongoing philosophical jostling with wokedom; this is about achieving operational excellence for your rental business. What changes, and when From the roll-out (which will be by Order of Council, expected sometime this year), tenants can request consent to keep pets in writing, and you must reply within 21 days. You can refuse on reasonable grounds, or consent with…