Browns Bay Property Management Team
#4 Property Management Team, to end March 2024
#3 Property Management Team, 6 months ending September 2023
Top Medium Property Management Office, North Shore Region, 6 months ending September 2023
Nikki Gallichan Head of Property Management 027 436 0874
Amanda Chue Senior Property Manager 027 836 4913
Anna Gibbons Senior Property Manager 027 431 9461
Vivienne Shen Property Manager 027 628 7919
Kate Shirley Property Management Assistant 027 590 6061
Hello
Welcome to the September/October edition of our RENT – Property Management magazine from the Browns Bay 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.
As one of the company’s most established branches, Barfoot & Thompson Browns Bay proactively supports the local community and charities, whilst providing an exceptional service for real estate.
The Property Management team at Browns Bay works cohesively and we pride ourselves in delivering an exceptional service to both landlords and tenants.
Our stress-free property management service is all inclusive at a very competitive fee with no additional costs or hidden charges. With experience in all aspects of the job - finding tenants, collecting rent, carrying out maintenance and conducting rent reviews to maximise your return - the team manages a growing portfolio of over 380 properties and would love to add yours.
Nikki Gallichan, Head of Property Management, has worked in property management since 2012 and has found her calling in an industry where no two days are the same. She loves the constant variety and challenges it provides, but says it’s the people who make the job so rewarding.
Nikki has lived in the Bays for the majority of her life and has a great appreciation for the area. Like many of the tenants who choose to live locally, Nikki loves being just one kilometre walk in either direction from its beaches.
Having gained the respect and loyalty of many landlords and tenants in the area, you can be assured that Nikki has the skill and the knowledge to help you too. Call or email today to discuss how they can help you manage your assets and investments.
Nikki Gallichan and the Browns Bay 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.
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
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.
If it’s freezing it’s failing!
Landlords, sign up with us and warm up to a FREE Healthy Homes Assessment.*
Landlords, sign up with us and warm up to a FREE Healthy Homes Assessment.*
Every rental in New Zealand must now legally meet the Healthy Homes standards – covering heating, insulation, ventilation, moisture, drainage and draughts.
Every rental in New Zealand must now legally meet the Healthy Homes standards – covering heating, insulation, ventilation, moisture, drainage and draughts.
Compliance means more than keeping you on the right side of the rules. It makes your property easier to manage, more appealing to tenants and better protected for the long run.
Compliance means more than keeping you on the right side of the rules. It makes your property easier to manage, more appealing to tenants and better protected for the long run.
At Barfoot & Thompson, we simplify the process. We’ll assess your property, manage any upgrades and keep things moving – so you stay protected and profitable.
At Barfoot & Thompson, we simplify the process. We’ll assess your property, manage any upgrades and keep things moving – so you stay protected and profitable.
Sign a Property Management Authority with us anytime between 1 July - 30 September 2025* and get a free assessment. Scan the code to find out more, *terms apply.
Sign a Property Management Authority with us anytime between 1 July - 30 September 2025* and get a free assessment. Scan the code to find out more, *terms apply.
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
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
Meet the Team
Darren James Branch Manager 027 485 4446
I enjoy my job with a passion and am extremely proud to manage the Browns Bay team. It is a career choice that I take very seriously and am always mindful that good business today can lead to many further opportunities tomorrow.
I am determined to deliver excellent client service and the Browns Bay team share this aim.
I have been able to integrate the variety of experiences and skills gained from my previous roles within the Health Service and retail sales in the UK to my role within Barfoot & Thompson. Since being appointed branch manager in 2007, I have developed my multinational team of real estate to focus on top quality service.
I am a firm believer in having a healthy working culture in the office. Despite this being a sales focused industry, my team have the freedom to develop their individual talents within a competitive framework to fully meet the needs of all clients.
Please feel free to contact me. I will always make myself available for personal assistance.
Property Management team
Nikki Gallichan Head of Property Management 027 436 0874
Amanda Chue Senior Property Manager 027 836 4913
Anna Gibbons Senior Property Manager 027 431 9461
Vivienne Shen Property Manager 027 628 7919
Kate Shirley Property Management Assistant 027 590 6061
Residential Sales team
Laura Anderson 021 087 63681
Chris Ediker 022 395 0408
Misty Goodgame 021 035 4985
Hanna Cao 021 778 867
Bruce England 021 975 260
Emma Guo 027 331 5856
Jennifer Jiang 027 603 7788
Harry Liu 021 187 3838
Kim Jin 021 395 888
Lili Ma 022 301 0068
Bob Cui 022 699 1996
Helen Fu 021 179 1037
Winnie Han 021 918 337
Stephen Kattan 021 808 938
Colin & Raelene McMurtrie 027 641 2863
Roy Dong 021 068 8280
Gina Gao 021 023 67788
James Ji 021 937 667
Andrea Kent 027 246 4004
Jason Meng 021 053 5987
Bren Duckworth 021 046 4496
Sophie Gao 021 678 291
Tanya Ji 021 262 7649
Brianna Liu 021 596 888
Eva Ng 021 276 8722
Residential Sales team continued
Jessica Noh 021 2211 004
Isobel Pope 0274 476 235
Shirley Tong 021 166 9548
Geraldine Zareian 021 184 0312
Coy Zhao 021 529 959
Pav Obradovic 021 931 339
Stephen Reed 022 037 4919
Bob Voss 027 425 1781
Mehran Zareian 021 023 02469
Becky Zhu 021 075 9200
Neil O’Gorman 022 437 8747
Nancy Shan 021 597 779
Mark Wang 021 268 3216
Emma Zhang 021 368 531
David Zhu 021 898 355
Rita Oliver 021 116 6377
Vic Singh 021 189 3951
Alina Yang 021 608 219
Zoe Zhang 027 434 8296
Nicole Penny 021 150 0569
Jeanette Skewes 027 499 8804
Yin Yin 022 047 9978
Cindy Zhao 021 030 5099
35 Clyde Road, Browns Bay, Auckland 0630
Property Management 09 478 6195
Residential Sales 09 478 5119
Email browns.rental@barfoot.co.nz
barfoot.co.nz/browns-bay
Barfoot & Thompson Browns Bay