Ponsonby Property Management Team
#9 Property Management Team Overall, 6 months ending Sept. 2022
Medium Property Management Office, Central Auckland Region, 6 months ending Sept. 2022
Huw Evans Head of Property Management 027 431 9671
Leigh Berwick Property Manager 027 431 9689
Maureen Kan Property Manager 027 431 9675
Hello
Welcome to the April/May edition of our RENT – Property Management magazine from the Ponsonby branch team. Inside you will find the latest property management market data for the areas across Auckland, along with tips and information about our Property Management services.
When you hand over your investment to the talented Ponsonby Property Management team, experience counts. Collectively, we have over 35 years of experience in the industry and locally we are unsurpassed. There’s me, Huw Evans, and two Portfolio Managers, Maureen Kan and Gina Besant, all ably assisted by Claire Fletcher.
Our office specialises in all aspects of property management and executive property management in Ponsonby and the Central Bays area of Auckland. Our properties are predominantly in the middle to upper-range of the market and we are equally at ease renting and managing some of Auckland’s finest homes with confidence.
My ultimate goal is to offer the most innovative and responsive property management service which is currently being enjoyed by the team’s clients, landlords and tenants.
Experience, delivering exceptional results. Give us a ring or call in and meet the team!North Shore born and raised, Karen has plenty of local knowledge and experience.
Huw Evans and the Ponsonby Property Management Team.
Latest News
Auckland’s
Quarterly Rental Update
April 2025
The Auckland rental market continued to cool over the summer period, with a slower increase in average weekly rent prices and a quieter season of renter activity recorded during the first quarter of 2025.
The average weekly rent for a home in Auckland registered $691.55 at the end of March 2025. This was up 2.75% or $18.49 on the same period last year, but was just $1.77 more than the average paid in December 2024 ($689.78).
Barfoot & Thompson’s General Manager of Property Management
Anil Anna says the data shows that rental pricing has continued to stabilise following a period of more rapid, demand-driven growth.
“The rate of rental price increases reached a recent peak of 5.69% in March 2024, driven by a combination of factors including population growth bolstered by strong net-migration, the return of visitors and overseas students, and constrained housing supply.
“On the whole, these pressures eased through the rest of 2024,
and we’ve observed a slow downward trend in rental price increases as a result.
The rate of increases was 5.59% year-on-year at the end of June 2024, 4.81% at end September, and 3.89% at end December.
Mr. Anna also noted that while the summer period is typically one of the busiest in the rental calendar, the upswing began later this season, and did not build to the very high levels usually seen.
“During this same period there has been mounting strain on household budgets and tougher broader economic conditions, so it’s likely some renters are holding back from taking on the added costs of moving or a potentially higher rent at a new property.
“Generally speaking, properties are taking a little longer to let and pricing is proving important to generating good interest.
“I encourage landlords to engage a professional property manager to provide the latest insights on pricing in their area.
“For those still wanting to make
a move, now is a good time, with a range of choice available in the market.”
Looking at the various market segments, by size, one-bedroom properties, largely made up of apartments in Auckland central and the city fringe, saw the most price growth year-on-year, up 3.19% or $14.25 to a new average weekly rent of $460.35.
During the same period, threebedroom homes, which make up the majority of rental stock in the region overall, also experienced one of the greater price increases year-on-year, rising 3.01% or by $20.29 per week to an average of $693.93.
By area, South Auckland recorded the strongest annual growth, up 4.10% to an average of $636.10, followed by Franklin/Manukau Rural, up 3.77% and North Shore, up 3.54%. In the south, this growth was driven particularly by pricing of large properties of 5 or more bedrooms.
Anil Anna Property Management General Manager
These statistics are drawn from more than 17,500 tenancies managed by Barfoot & Thompson in the Auckland region, tracked monthly and reported quarterly. This update captures the period to 31 March 2025. Comparisons are for the same period the previous year unless otherwise stated. See tables and more detailed references at barfoot.co.nz/market-reports
Auckland rental market continued to cool over summer period
Auckland Region Rental Summary
Market Facts and Figures
AUCKLAND AVERAGE
East
Eastern Suburbs
North Shore (continued)
South Auckland
Pakuranga/Howick
West Auckland
Source: Barfoot & Thompson analysis of its tenancies for the period noted and its sales over the last six months for three bedroom properties. Gross yield calculated using average sales price and average rental per week for three bedroom properties. Suburbs with less than four tenancies or four sales for three bedroom properties with Barfoot & Thompson are not included.
TAKING THE TAX ADVANTAGES!
TOP TIPS
Why work with a Barfoot & Thompson Property Manager to take care of your rental investment?
In our recent editions we have discussed the steps involved in finding the right tenant, preparing your property for rent and how to manage the risks of being a Landlord. This month we explore the tax advantages you can expect from your investment property with this handy list of items you should include on your checklist when completing your annual tax return.
Remember we have more information and a range of videos to help whether you are buying, selling or renting.
Find out more about our Property Management service on our website at this link: barfoot.co.nz/landlords/howwe-help-landlords
Home Insulation
In order to keep homes warm and dry, landlords are required to insulate properties. As of 1 July 2019, if a property doesn’t meet the required standard for insulation, landlords may face fines of up to $4,000. Is the upgrade or installation of insulation tax-deductible? The answer is a little complicated since there are factors that determine whether you can or cannot claim.
If new insulation is being installed, then the expenses relating to the installation are likely to be considered an enhancement of a capital nature so this categorisation would mean no deduction is allowed. If there was existing insulation that had deteriorated over time and needed to be replaced or improved to meet minimum standards, then the cost would most likely be taxdeductible. If your insulation issues fall in-between replacing and improving, then you are encouraged to contact Inland Revenue Department (IRD) to check what, if any, costs can be deducted.
Accountant Fees
Many owners opt to hire a professional accountant to tick all the financial boxes related to their rental.
Accountants will ensure full compliance with the IRD as well as keep an eye on expenses and revenue so that you can realise maximum profit. You can claim the fees for preparation of tax returns, account management and general advice.
Owner Maintenance
Remember, if you, as the owner, complete maintenance or repairs to your property you can deduct the cost of materials. However, you may not deduct what you estimate to be your own time spent on any given project.
For example, you need to replace a leaky tap in the kitchen, the cost of the tap is deductible, the time you spent fixing it is not. For this reason, depending on the project, it may be wiser financially for you to hire a professional.
Record your Travel
While it can be annoying to constantly keep track of kilometres used, they can add up surprisingly quickly. Keep a notepad on your front seat or a spreadsheet on your laptop to immediately mark down any travel related to your rental property including inspections and repairs. You can calculate this expense by using IRD’s kilometre rates or by claiming a percentage of the total running costs along with the depreciation of your vehicle.
Property Management Fees
Property Management fees can also be claimed back and therefore offset against losses.
Remember, if you have any questions, don’t hesitate to call IRD. If you are new to property rental, you may want to keep your Barfoot & Thompson Property Manager on speed dial!
Find Our Property Managers here
Auckland Suburbs
Market Data
The following pages show a summary of rental market data for suburbs across Auckland for the last six months, as sourced from the Ministry of Business, Innovation & Employment NZ - Tenancy Services for the period shown.
Please do not hesitate to contact any of our Property Management team if you would like more information, we would be delighted to help you with your Real Estate needs.
*The data shown on this page is sourced from the Ministry of Business, Innovation & Employment NZ - Tenancy Services for the period shown. Summary totals include averages for some types of property not shown. The market rent information comes from bond data. The results may not be a true indication of the rental market, as they only reflect properties where bonds have been lodged in the previous 6 months. More information is available at https://www.tenancy.govt.nz/ rent-bond-and-bills/market-rent/market-rent-explained.
Market rent in Albany
Market rent in Birkenhead
Market rent in Chatswood
Market rent in Epsom
Market rent in Glen Innes
Market rent in Grafton
List with a good listener.
At Barfoot & Thompson, we understand that every buyer’s needs are unique, and so we take the time to personalise our service accordingly. Once our salespeople have sat down with you to determine the right type of buyers for your property, we’ll produce a customised marketing plan that works with your budget and timeframe. We want you to
be 100% confident and happy with the process, so we’ll never force you into a rushed decision. We believe getting you a result is only half the job –you also need to be completely satisfied with how we get there. No wonder we make one in three of Auckland’s property sales every day. Check out our website to find out more.
barfoot.co.nz
Market rent in Herne Bay
Market rent in Mairangi Bay
Market rent in Mangere
Market rent in Milford
Market rent in Mt Wellington
Market rent in Northcote
Market rent in Orakei
APARTMENT/FLAT
Market rent in Point Chevalier
Market rent in Rothesay Bay
Market rent in St Johns
HOW WE HELP LANDLORDS
Stress-free property management?
No worries.
Owning a rental property can provide outstanding returns over time, but can also be a time consuming and stressful business.
From screening tenants, negotiating rent increases and getting calls about blocked sinks, you know what a hassle it can be. But when you leave the hassle to someone else, you want to be confident that your property is being well looked after.
That is where Barfoot & Thompson’s Property Management team comes in.
Our team of dedicated property managers removes the stress of maintaining your investment. We’ll find the right tenants, collect and review rent, arrange maintenance and more - all for a very competitive agreed rate.
Managing over 15,500 properties across Auckland and Northland, we have our finger on the pulse of the latest rental rates and access to quality tenants. By choosing a company awarded Best International Lettings Agency 2017/18, you can be sure your property is in safe hands.
“The industry is dynamic and it is evolving. We are seeing high immigration levels impacting the market. Our average tenancy is now almost 2 years, and changes in legislation mean that poor management can not only affect your revenue, it can affect people’s lives. With our knowledge of both the industry and the rental market in Auckland and Northland, we are committed to providing consistent and reliable service to investors and the people renting our properties.”
Kiri Barfoot Director of Property Management
Our services
The best thing we offer is peace of mind, but we have a range of other great services too! Whether you have a single rental property or a full investment portfolio, Barfoot & Thompson Property Management has a service to suit your needs. We also offer body corporate and commercial property management services for your investment.
Full property management service
If you’d like us to take all of the stress off your hands, go for our full property management service. This includes:
• An online marketing campaign for your property, including free listing on barfoot.co.nz. realestate.co.nz and trademe.co.nz
• Automated booking system for prospective tenants to streamline the viewing of your property and 24/7 response to inquiries.
• Credit and reference checks.
• Interviewing and rigorous screening of suitable prospective tenants and completion of residential tenancy agreement.
• Bond lodgement with the Bond Centre.
• Dispute resolution on your behalf.
• Income collection and reporting.
• Thorough inspections of your property including an initial inspection with your new tenant, regular follow up inspections at a pre-arranged frequency, and a final inspect1on before the tenant moves out.
• Arrangement of property repairs and maintenance, including advice and assistance on the best way to rectify any damages, deal with tenants, and approach the Tenancy Tribunal if required.
• Access to professional tradespeople at reduced costs.
• Advice on current market conditions and rental rates as well as regular rent reviews.
• Guidance around changes in legislation to ensure your property meets the required standard.
• Access to the latest technology (such as our trust account management system) to ensure your money is safe at all times.
Cost: A competitive fee of 8.5% + GST (9.5-% + GST if the property is furnished) of all money collected and any repairs and maintenance we carry out on your behalf. The fee is usually tax deductible. Extra costs may apply for credit checks and marketing upgrades.
Cost: A competitive fee of 8.5% + GST (9.5-% + GST if the property is furnished) of all money collected and any repairs and maintenance we carry out on your behalf. The fee is usually tax deductible. Extra costs may apply for credit checks and marketing upgrades.
Why choose us?
Why use a property manager?
Apart from the time and hassle it takes to find tenants and arrange repairs and maintenance, there’s a lot of legislation to understand and processes to follow - especially if a dispute with tenants arises.
By using a property manager, you can be sure that an expert is looking after your investmentso when issues arise they are managed quickly and effectively.
Why choose Barfoot & Thompson?
As an investor you want to know your rental property is in safe hands. By choosing us, you’re choosing a company that has been awarded Best International Lettings Agency 2017/18. You’ll have the strength of Auckland’s largest and most trusted real estate company behind you and peace of mind that property management experts are protecting your investment.
The power of Barfoot & Thompson
Barfoot & Thompson is New Zealand’s largest privately owned real estate company - still run by the Barfoot and Thompson families after more than 90 years.
We manage over 15,500 rental properties and with dedicated property managers in over 60 branches, we have the experience and scale to help you.
Knowledge, experience and service
We know the property market inside out, including the intricate legislation and legalities behind property investment. We provide you with the highest quality advice so you understand the obligations, responsibilities and rights for you as a landlord and for your tenants.
Leaders in our market
We’re committed to being the best real estate agency around. We are thrilled to be recognised nationally and internationally for providing outstanding service including being awarded Best International Lettings Agency 2017/18.
• International Property Awards
• Best International Lettings Agency 2017/18
Best Real Estate Agency Asia Pacific - 2 years running
• Best Real Estate Agency Marketing Asia Pacific 2017/18
• REINZ Large Real Estate Agency of the Year
- All Disciplines 2017
It doesn’t cost as much as think
Our complete service comes at a very competitive property management fee of 8.5% + GST or 9.5% + GST if your property is furnished, of all monies collected and any repairs or maintenance carried out on your behalf. There are no additional charges for inspections, representation at dispute resolutions or when your property is vacant. (N. B. There may be fees for credit checks, additional inspections or marketing upgrades).
The right tenants, the right rent
Our wide-reaching network, rigorous selection process and market knowledge ensures you’ll get the right tenant and be paid the right rent for your property. We conduct regular rent reviews, so you’ll see an increase in rent to match any changes in the market. And with our large tenant portfolio we will do our best to ensure your property is always occupied
You can trust that your money is in good hands
Handling of your rental funds is managed through our head office accounting department. Unlike many other property management companies all money collected on your behalf is held in an audited trust account so you know where it is at any time.
We work hard for you
From the very beginning, we work hard to ensure your investment is well looked after. Here’s an overview of what you can expect when you choose to work with our expert team.
Initial consultation
We identify the management service that meets your needs and help you complete all the paperwork needed.
Account activation
We set up your account in our management system. This includes all the details for your property. All future quotes, repairs, maintenance and information associated with your property will be linked to this account and can be sent to you easily whenever you require it.
Marketing
We organise all the marketing for your property (in line with your agreed marketing strategy and budget). This can include advertising copy, signboards, photography, floorplans and video.
Finding tenants
To locate quality tenants, we organise online advertisements on barfoot.co.nz, realestate.co.nz, and trademe.co.nz. This service is free of charge for you.
Property viewings
We conduct viewings of your property by appointment on your behalf. Our Book-AViewing system helps us manage these efficiently for you. Ask us for more information.
Tenant applications
We know that the success of your investment lies in finding you a quality tenant. We thoroughly check every tenant that applies to rent your property. This includes looking at employment references, past rental history, credit checks, tenancy tribunal checks and proof of income.
Approval
Once we’ve screened our shortlisted applicants we present these applications to you so that you can make an informed decision and select the most suitable tenant for your property. Everyone is different and you may or may not want to be involved in this part of the process; the decision is yours.
Notification
Once an appropriate tenant has been selected, we promptly notify them of the decision to avoid losing them to another rental property.
Preparation
We organise all final paperwork, monies and lodgement of the bond. If your property is vacant or a tenant is vacating it will be cleaned, the state of all chattels is documented and any necessary maintenance is completed.
Pre-inspection
We complete a full inspection of your property, including water readings and body corporate information (if applicable).
Handover
Once a full inspection is completed and recorded, we meet and hand over keys to your new tenant on commencement date.
Receiving rent payments
Unlike many property management companies, we collect rental funds from your tenants and hold them in an audited trust account so you know where your money is at any time.
Find out more about what a property manager can do for you, visit barfoot. co.nz/howwehelp
Find out more about what a property manager can do for you, visit barfoot. co.nz/howwehelp
FAQs
From the very beginning, we work hard to ensure your investment is well looked after. Here’s an overview of what you can expect when you choose to work with our expert team.
How much will your service cost me?
Barfoot & Thompson charge a flat fee of 8.5% + GST (9.5% + GST if the property is furnished) of rent collected and any repairs, maintenance, and renovations carried out, or invoices paid on your behalf. There is no extra charge for routine inspections, administration, monthly and end of year financial statements and mediation or any appearances we make at the Tenancy Tribunal on your behalf.
Our fee is very competitive, and these costs may be tax deductible.
How often will you pay me?
We pay you monthly or twice a month, whichever you prefer, by direct crediting funds into your account. A comprehensive monthly statement detailing funds collected and disbursed on your behalf can be posted or emailed to you anywhere in the world. Invoice copies of accounts paid are included.
Do you collect a bond?
Yes. The Residential Tenancies Act requires that no more than four weeks bond be collected. Unless otherwise agreed, Barfoot & Thompson consider two weeks to be the minimum that should be paid. The bond is paid before the tenant takes possession and held by the Bond Centre until the tenant vacates.
Will it cost me to advertise the property?
No. If you have a full property management contract with us, our Option A marketing package is complimentary. You may choose to upgrade your marketing package at an extra cost.
Will I be charged for a vacant property?
No.
What if my tenant doesn’t pay the rent?
Barfoot & Thompson rent collection is computer monitored, enabling us to act very quickly when a rental payment is missed. The debt recovery process commences immediately. While we take every possible action to resolve the matter, in some cases it may be necessary to take the tenant through the mediation process or to the.
Tenancy Tribunal. If this is the case you will not be charged for our time.
Does Barfoot & Thompson guarantee me for any loss of rent?
No.
I will be moving overseas - can you handle all repairs?
Yes. Our property managers use a range of contractors who are highly skilled, competitively priced and quick to respond to our calls. If you have a preference for any particular tradesperson we would be pleased to accommodate this.
Legally, if you are overseas for 21 days or more, you are required to appoint someone to manage your property.
How often will you inspect my property?
Inspections are carried out on a regular basis. The frequency should be discussed with your property manager at the commencement of the management. Be sure to check what your insurance policy states as well, as they do generally have a set frequency. Pass this onto your property manager and we will set it as what is required.
What if I want to sell the property?
Your property manager can arrange with any of our experienced sales staff to have the property appraised and then listed for sale. This can be a very delicate situation and it is important that it’s handled professionally and efficiently. It is our job to ensure you and your tenants interests are protected. Your property manager will be happy to walk you through the process at any time.
Do you offer a Body Corporate service?
Yes, we offer full body corporate services. Ask our property managers for more details.
Do you offer commercial property management services?
Yes, we offer comprehensive property management services for commercial investments. Ask our property managers for more details.
Meet the Team
Mike Symonds
Branch Manager 021 330 307
Mike Symonds is the manager of the Barfoot & Thompson Ponsonby and Wynyard Quarter branches.
The combined branches have a team of approximately 32 highly motivated, experienced salespeople, a fantastic property management team, together with a dedicated customer service manager, all of whom have a wealth of local knowledge and real estate expertise. Our primary aim is to match our clients with the right customers and ultimately achieve the all important “SOLD” sign. More than any other company Barfoot & Thompson understands the area and has a large share of the local market.
We pride ourselves on our client and customer referrals due to our unparalleled professional service and dedication to achieving a great result.
As part of the Barfoot & Thompson network we have immediate access to over 77 branches and more than 1,800+ salespeople covering the greater Auckland and Northland area, as well as the Barfoot & Thompson website, www.barfoot.co.nz, which provides exposure to property listings 24 hours a day, seven days a week. We pride ourselves on being one of the most technologically sophisticated real estate agencies, with an advanced computer system managing listings and providing the latest information on market trends, finance and customers.
Prior to managing the Ponsonby and Wynyard Quarter branches, Mike managed other real estate offices specilising in both residential, lifestlye and commercial property and has extensive experience in selling and leasing commercial property for Barfoot & Thompson City branch . Mike combines this knowledge and experience to help assist the branch and provide a superior service to his team, clients and customers.
If you’re thinking of selling, feel free to phone or call in and see us. Our experienced staff will be happy to guide you through the process looking at cost-effective marketing solutions to sell your property for the best price. Call me anytime, or email me at msymonds@barfoot.co.nz
Property Management team
Residential Sales team
Philip Burley 021 660 766
Heather Hannah 021 762 260
Sherryl Jones 021 122 3651
Rosanne Madsen 021 545 183
Ashley Tait 021 325 009
Clennah Chan 027 449 7136
Gabrielle Hoffmann 021 021 66611
Jan Klee 0274 99 5244
Matt O’Brien 021 687 866
Rick Thevenard 027 448 1888
Luke Dallow 027 291 0476
Nicola Hunt 021 303 180
James MacDonald 021 076 1450
Felicity Scott 0274 522241
Carl Watkins 021 424 736
David Dowse 0274 993 319
John 022 530 2007
Carl Madsen 021 953 152
Layne Stephens 0274 505 228
Howie
Property Management 09 376 4819
Residential Sales 09 376 3039
Email ponsonby.rental@barfoot.co.nz
barfoot.co.nz/ponsonby