Mairangi Bay Property Management Team
Top Small Property Management Office, North Shore Region, to end March 2025
Top Small Property Management Office, North Shore Region, to end March 2022
Karen Williams
Head of Property Management 0274 319 514
k.williams@barfoot.co.nz
Georgie Hutchison Property Manager 027 237 6952 g.hutchison@barfoot.co.nz
We have always been grateful for all that you’ve done for us over the years and are especially appreciative of all your efforts this year, 2023, often in difficult circumstances. Thank you!
Signing up Karen for the responsibility of letting out our family home was simply one of the best things we’ve ever done. Her strong and genuine interest and passion as well as her enormous wealth of invaluable experience streamlined the whole process eliminating any stress or uncertainty for us. Thank you Karen - your professionalism and perception is outstanding and we appreciate it greatly, as do our new tenants!
Hello
Welcome to the October/November edition of our RENT – Property Management magazine from the Mairangi 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.
Property Management is anything but an idle job. It’s constantly busy - constantly finding out of the box solutions to problems, constantly keeping everyone happy, and constantly doing all of this with a smile.
Karen Williams is passionate about this role she plays as a Property Manager. Driven and enthusiastic, she has led Mairangi Bay’s Property Management team since 1996. Over this time she has amassed a wealth of knowledge and grown the sector from just herself to now a highly effective team of three.
Part of what makes Karen so effective is her ability to juggle the needs of landlords and tenants alike - something that she partially attributes to being the mother of four boys. An expert at multitasking and getting results, Karen knows how to find solutions that satisfy everyone.
She prides herself on being able to look at things from multiple points of view. Being a property owner and landlord herself, she appreciates what landlords want and need, whilst still being able to take quality care of her tenants. Karen is a true people person and she loves being able to give exceptional service to all of her clients.
North Shore born and raised, Karen has plenty of local knowledge and experience.
Call or email Karen and her team today to discuss how they can help you manage your assets and investments. Your property will be in very safe hands.
September’s Monthly Rental Market Update Latest News
No spring in the step of rental market – why landlords are under pressure on price
October 2025
There was no spring in the step of the Auckland rental market in September, with prices remaining flat and activity easing back from a midyear rebound.
As of the end of September, the average weekly rent was $695.23, up just 0.1% (89 cents) from August, and 1.4% ($9.76) higher than a year ago (September 2024).
Anil Anna, General Manager Property Management for Barfoot & Thompson which manages more than 17,500 properties in the Auckland region, says the slowmoving price trend reflects subdued renter activity over the past 12 months.
“While renter interest is higher than a year ago, it’s still tracking below historic levels,” says Anil, adding: “The surge of activity we observed in July has not yet built momentum towards a seasonal lift that can sometimes accompany the arrival of spring.”
He notes that periods of unsettled weather and school holidays in September may also have contributed to the figures.
There were around 1500 fewer enquiries about available listings in September compared to August (down 6.4%), leading to fewer groups viewing properties (down 4.8%), and fewer applications (down 4.1%). Compared to averages over the previous three months, enquiries were down 5.5%, and groups shown through rentals down 3.4%, while applications were up slightly, by 1.3%.
A total of 593 properties were rented in September, 4.8% below the threemonth average; and the agency ended the month with 830 properties available for rent, 2.2% more than the same time last year.
Anil says the consistently lower levels of renter activity over the past year has created a highly competitive environment for landlords, prompting many to hold and, in some cases reduce, rents to retain existing tenants or attract new ones.
“With so much choice available, and fewer people looking, property owners are under pressure to be more competitive on price and presentation.
“Our managers tell us interested tenants are making very cautious and considered decisions about their next move, and price is a major factor in the current economic environment.”
Looking ahead, Anil says the decreasing OCR, potential spring uplift and eventual return of tertiary students could influence the otherwise sluggish market over the coming months.
Around the region, Rodney-based properties saw the greatest percentage increase in average rent, at 2.9%, while Central City-based apartment rents were down 2.0% on average. By size, three-bedroom homes saw the greatest percentage increase in rents, ending the month at an average just shy of $700 per week.
Anil Anna Property Management General Manager
Auckland Region Rental Summary
Market Facts and Figures
AUCKLAND AVERAGE
North Shore
North Shore (continued)
South Auckland
Pakuranga/Howick
West Auckland
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.
TIPS FOR IMPROVING YOUR RENTAL PROPERTY’S APPEAL
TOP TIPS
Want to make your rental property more attractive to prospective tenants?
There are plenty of quick, easy and inexpensive things you can do to improve your property’s visual appeal.
1
Your front door is the first thing people see, so make sure that initial impression counts. Dress it up with a new coat of paint, or jazz things up with a distinctive house number that matches your property’s aesthetic.
How does your garden path look? If you’ve got broken or uneven concrete, think about getting it fixed. Rid your path of any moss or mildew - it should be clean and definitely not slippery.
2
A well-tended front garden can add value to your property. First things first, keep on top of the weeding, mowing and pruning. Think about planting some low maintenance New Zealand natives to add privacy and a sense of tranquillity.
Rocks, railway sleepers or bricks can be used to create an inexpensive border for your garden. If you’ve got patches of bare earth, think about laying bark or crushed shells - this can instantly improve the look of your outdoor spaces.
Don’t have a garden? How about adding some colourful pots or planter boxes? Herbs, perennials or succulents are a good option and add both colour and fragrance.
More backyard tips to improve the value of your property
3
Providing adequate lighting is really important, especially in winter time with the shorter days.
Make sure your outdoor lights work, or if your property doesn’t have any, think about installing some to improve security, or add solar lights in your landscaping.
4
Kiwis love their outdoor living. BBQs, cricket on the lawn, al fresco dining, we’re all about the indoor-outdoor flow.
Create a space to relax and entertain. If you’ve got a front deck, think about adding some outdoor furniture scattered with brightly coloured cushions.
Make sure your front yard is tidy. Get rid of any rubbish, broken pots or dead plants and check that the lawn has adequate drainage. You don’t want to create an impromptu swimming pool.
Read more spring maintenance tips and checklist
5
Is your fence looking a bit tired? A smart fence goes a long way to making a good first impression, as well as providing a sense of security and privacy.
If you’ve already got a fence, give it some TLC. Make sure it’s standing up straight and any grass around the bottom is trimmed and tidy. Use a waterblaster to remove dirt or mildew and think about giving it a fresh coat of paint or stain if it needs it.
Fencing is important to families with children or anyone with pets, so if you don’t have a fence, you might want to get one built. With plenty of affordable styles out there, this doesn’t need to be a big expense.
6
Our property management service includes managing general property maintenance. So whether you’ve got one rental, or a whole portfolio, we can take over the upkeep and repairs of your properties. We can even take care of all the improvements mentioned above, so you don’t have to do a thing. Let us manage your rental investment
For all other questions or queries, get in touch with your property manager.
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 Glen Innes
Market rent in Greenhithe
Market rent in Herne Bay
Market rent in Mairangi Bay
Market rent in Mangere Bridge
APARTMENT/FLAT
Market rent in Milford
Market rent in Mt Wellington
Market rent in Northcote
APARTMENT/FLAT
Market rent in Point Chevalier
Market rent in Rothesay Bay
Market rent in Royal
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
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
Saull Hinton Branch Manager 021 305 237
Since joining the real estate profession in 2002 Saull Hinton established himself as a highly successful and well-regarded salesperson.
His ability to communicate with clients from all cultures and backgrounds, along with his honesty about the market ensured his clients were both informed and at ease throughout the entire process.
Saull’s experience gives him extensive knowledge of the local property market and equips him to help his team deliver a top service and top result to their clients. Whether you are buying, selling or wanting a hand with your investment property, then Saull and his team here to help.
Barfoot & Thompson Real Estate Mairangi Bay
Established in 1973, Barfoot & Thompson has long been part of Mairangi Bay and this experience has delivered some outstanding results.
Today’s team at Barfoot & Thompson Mairangi Bay is made up of top performing, self motivated, experienced locals who understand the local market. Having been in the industry for a long time, we’re able to offer sound real estate advice and help both buyers and sellers make informed decisions.
This depth of experience and expertise is backed up by the strong network and leading technology of Barfoot & Thompson. An electronic digital window display means listings are clearly visible both day and night.
And because more and more people are house hunting online while they’re out and about, Barfoot & Thompson has created a website that’s easy and intuitive to use on any device - ensuring all those buyers can find your property quickly and have a great experience viewing it.
Residential seaside suburb
Mairangi Bay is a residential seaside suburb with a distinct village-like feel on Auckland’s North Shore, within commuting distance of Auckland City.
Housing ranges from renovated 1950’s houses to modern, designer homes, apartments and stunning cliff-top properties with water views.
The village offers boutique shops and a range of good cafes and restaurants, and there are some excellent local schools as well as sought-after Rangitoto College not far away.
Property Management team
Residential Sales team
Nadja Court 021 777 690
Louise Chen 021 022 76686
Charlie Fan 027 623 4131
Carl Howey 021 869 143
Chris Lee 021 701 157
Sunny Chae 027 498 9132
Sam Cheong 027 486 8030
Susan Fan 021 138 1648
Sherlock Huang 021 037 1252
Hermes Lee 027 678 6286
Nicki O’Sullivan 021 119 8153
Justin Cho 021 310 203
Mathew Gill 022 4731 846
Nish Jadav 021 565 124
Maggie Li 021 818 368
Lika DeVito 027 583 3655
Kelly Choi 021 535 658
Charlotte Goudge 020 410 34267
Angela Jiang 022 322 9088
Zheng Li 021 920 608
Debby Candy-Gill 021 731 846
Gabrielle Elborough 021 257 5018
Grant Haworth 021 194 4095
Nina Jiang 021 136 6008
William Liang 021 053 7788
Residential Sales team continued
Anna Lin 021 043 7690
Jun Olis 021 066 9149
Sarah Wang 022 642 4405
Danny Zhang 021 084 96230
Lauren Liu 020 4198 2007
Rodel Patindol 022 463 9190
Amy Xi 027 558 5888
Ben Zhao 021 718 001
Betty Lyu 021 060 9310
James Peng 021 180 4158
Jacky Yu 021 493 395
Fan Meng 027 338 6868
Vincent Ning 021 052 6231
Desiree Tod 021 851 975
Ray Yu 021 679 236
Jenny Zheng 021 967 837
Angi Wang 021 024 07478
Alex Zhang 022 694 9394
Rita Zou 021 779 822
386 Beach Road, Mairangi Bay 0630
Property Management 09 479 3677
Residential Sales 09 478 9089
Email mairangi.rental@barfoot.co.nz
barfoot.co.nz/mairangi-bay
Barfoot & Thompson Mairangi Bay