Barfoot & Thompson - Property Management Ponsonby by barfootsuburbsales

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 September/October 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.

August’s Monthly Rental Market Update Latest News

Flat rental pricing draws renewed interest

September 2025

The average Auckland rental price remained flat during August amidst early signs of renewed renter interest and rebounding activity.

Based on more than 17,500 properties managed by Barfoot & Thompson in the region, the agency recorded an average weekly rent of $694.34 in August, near equal with the July average of $694.59.

Compared to the August 2024 average ($683.83), it rose just 1.5 percent.

“August continued to entrench the flat pricing trend seen over the past 12 to 18 months,” says General Manager Property Management Anil Anna, adding: “This is one of the lowest annual increases in average weekly rent recorded since the Covid-impacted periods of 2020.”

This pricing trend contrasts with key activity indicators, which were starting to show an upwards trajectory:

“Following a very subdued first half of 2025, we saw a flurry of renter interest and activity in July, and some of that momentum appears to have carried into August.

“While enquiries were down slightly from July’s peak, they’ve remained 5.8 percent above the 3-month average.

Read

Applications, which were on par with last month, were also up 7 percent on the 3-month average.

Fewer properties were let in August compared to last month, however, the number of listings available at the end of the month were down 4.6% on end July and 8.3 percent on the 3-month average.

“Renters still have plenty of choice at the moment, and many are taking this opportunity to explore what is available on the market.”

For landlords, Anil says competitive pricing to retain existing tenants or attract new ones was particularly important in a market where renters have so many options to consider.

“We’re still seeing a notable portion of listings adjust their advertised rent downward to attract interest, reinforcing price as a key factor in tenant decision-making.”

Looking across the region, prices were down 2.1 percent in Auckland Central, suggesting a deepening of the corrective pricing cycle already underway in the apartment-dominated market following strong price recovery during late 2023 and early 2024.

“Outside of the city and fringe, three and four-bedroom standalone homes with parking were often in higher

demand and attracting the most interest, compared to smaller terraced properties, for example.”

The Franklin and Rural Manukau area experienced the highest percentage change in rent by location, with the average weekly pricing up 2.5 percent year-on-year. “This may have been supported by the area’s greater proportion of higher priced rural and lifestyle properties, offering special features like paddocks and sheds.”

Anil Anna Property Management General Manager

Auckland

Market Facts and Figures

AUCKLAND AVERAGE

Yield

Franklin/Manukau Rural

North Shore

North Shore (continued)

South Auckland

Pakuranga/Howick

West Auckland

3.21%

3.75%

$642 3.36%

$1,160,750 $720 3.23%

$1,341,978 $700 2.71%

Rodney

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.

BODY CORPORATE AND UNIT TITLES

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 things you need to consider before you become a landlord.

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

A body corporate is made up of a collective of unit owners, within a unit title development.

Unit titles are a common form of ownership of a multi-unit complex and can include properties like apartments, townhouses, car parks, industrial units, and commercial offices.

If you are the owner of a unit, you’ll be a member of your body corporate, as will your fellow unit owners. Because the ownership structure is different to that of more traditional house and land setups, the rights and responsibilities also differ. Decisions about certain aspects of the units and common property are made by the owners, who work as a collective.

Every unit title development has a body corporate, which is setup when the development is being constructed. This is usually done by the developer.

The body corporate is a legal entity and is bound by the Unit Titles Act 2010 (the Act).

What does the body corporate actually do?

The body corporate is responsible for a variety of financial, management and administrative tasks. This can include a range of things, but they must:

• Hold an Annual General Meeting (AGM)

• Maintain and repair the common areas

• Organise the building insurance

• Create and run a long-term maintenance plan

• Elect a Chairperson

• Make sure the body corporate operational rules are enforced

• Provide key documents to unit owners

• Levy contributions on owners to fund the operation of the body corporate

The role of a body corporate manager

Hiring a professional manager can take the stress out of running the various administrative functions that a body corporate is responsible for. They provide:

• Peace of mind - by taking on the more complicated tasks of managing a body corporate, so members don’t have to

• Local expertise - detailed knowledge of asset management, insurance, health and safety, compliance, financial management

• Unbiased and independent support - to resolve disputes quickly and help members reach agreement

• Access to specialised services and support networks

How we can help

Barfoot & Thompson Body Corporate has a wealth of experience in body corporate management, a dedicated team, and a range of academic experts to call on - so that you don’t need to be an expert.

We work closely with property owners, chairpersons and body corporate committees to improve and protect client investments. We provide independent and unbiased advice and support, and we work collectively to resolve disputes and disagreements. We’ll also take care of all the tricky stuff like levy collection, so you don’t have to.

Basically, we offer a full range of body Corporate Management Services

more info:

barfoot.co.nz/bodycorporate/what-is-a-body-corporate

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 Castor Bay

Market rent in Greenhithe

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 Milford

Market rent in Mt Wellington

Market rent in Northcote

Market rent in Orakei

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.

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

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

Nikki Boddé 021 730 662

David Dowse 0274 993 319

Philip Burley 021 660 766

Kerry Cattrall 027 299 3999

Lynn Gore 0274 734 500

Howie John 022 530 2007

Rosanne Madsen 021 545 183

Rick Thevenard 027 448 1888

Sherryl Jones 021 122 3651

Matt O’Brien 021 687 866

Carl Watkins 021 424 736

Heather Hannah 021 762 260

Jan Klee 0274 99 5244

Felicity Scott 0274 522241

Wayne Wilkie 022 455 8180

Clennah Chan 027 449 7136

Gabrielle Hoffmann 021 021 66611

James MacDonald 021 076 1450

Layne Stephens 0274 505 228

Victoria Williams 021 678 884

Luke Dallow 027 291 0476

Nicola Hunt 021 303 180

Carl Madsen 021 953 152

Ashley Tait 021 325 009

184 Ponsonby Road, Ponsonby, Auckland 1011

Property Management 09 376 4819

Residential Sales 09 376 3039

Email ponsonby.rental@barfoot.co.nz

barfoot.co.nz/ponsonby