Barfoot & Thompson - Property Management Mairangi Bay by barfootsuburbsales

Mairangi Bay Property Management Team

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

Karla Walker Property Manager 027 431 9503 k.walker2@barfoot.co.nz

Hello

Welcome to the August/September 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.

Latest News

July’s Monthly Rental Market Update

Rents steady despite mid-winter flurry of renter interest

August 2025

A flurry of renter interest in July bucked the subdued market trend of early 2025, but had no immediate impact on Auckland’s average rent, according to new monthly data from leading property management company Barfoot & Thompson.

“During July, our teams rented a total of 676 properties. This was a 17 percent increase on the 575 properties rented in June, and the second busiest month in the past 12 months,” says Anil Anna, General Manager Property Management for Barfoot & Thompson, which manages more than 20,000 homes across Auckland, Northland and Bay of Plenty.

Anil says the result was driven by a noticeable increase in renter interest and activity, and supported by the high number of listings available, which sat at 803 at the end of July.

“Barfoot & Thompson rental listings attracted 26,758 enquiries across all platforms in July, up more than 33 percent on June. This led to more than 3,000 applications, up 19 percent on June and 3 percent on July 2024.

We suspect the recent renters’ market conditions, with an extended period of flatter pricing and increased choice, have led more people to reconsider their options and start to explore what’s on the market.

“Our decision to host more property viewings has also been well received by

interested renters; this month we held over 1,000 additional property viewings and hosted nearly 1,500 more groups at those viewings than in July 2024.”

Despite the rebounding activity, rents have remained steady overall. “This is consistent with the market’s longerterm trend of stabilising prices and reflects the continued competition between the high number of listings available.”

In Auckland, where Barfoot & Thompson manages more than 17,500 homes, the average weekly rent shifted by around $1 between June and July, to $694.59.

“This is an increase of less than 2 percent from July 2024’s average of $682.09, so still relatively flat compared to the 3 percent to 5 percent increases seen in recent years.

“Competitive pricing and housing quality are key for renters and they are taking their time to find the right property. Landlords are also recognising the importance of meeting these market expectations to ensure their property is let swiftly.”

By property type in Auckland, 3-bedroom homes were drawing the greatest price movement, with the average up 2.3 percent year-on-year. By location, properties on the North Shore and Franklin were demanding rents on average 2.5 percent higher than July last year. The Central City apartment market was down 1 percent

reflecting a corrective cycle following strong growth during late 2023 and early 2024.

Barfoot & Thompson’s Property Management division operates in company branches across Auckland, Northland and Bay of Plenty. It is New Zealand’s largest private residential property management company, managing 20,000+ rental properties and employing more than 300 property managers and support staff. In Auckland, it manages around 17,500 properties at any one time. Threebedroom properties represent over a third of this portfolio, followed by two-bedroom properties at just over a quarter. Across Auckland, it manages the most properties in West Auckland (>2,500), followed closely by South Auckland, North Shore and the Eastern city fringe suburbs. The division’s data from Central Auckland is made up of almost entirely apartments.

Anil Anna Property Management General Manager

Market Facts and Figures

AUCKLAND AVERAGE

East

Eastern Suburbs

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.

IS YOUR RENTAL INVESTMENT RETURNING WHAT IT SHOULD?

Tips for optimising your ROI on your rental.

Thanks to recent changes in legislation and a somewhat stirredup housing market, owning a rental property in New Zealand (and profiting from it) is not as easy as it used to be. However this country needs rental housing stock as much as ever, and from a diversified portfolio point of view, investing in property remains a solid option for many Kiwis.

The key to making the numbers work is to watch the market closely (consult experts when necessary), maintain a long-term view, and continuously look for ways to optimise the income from your investment, so you enjoy the journey! Here are a few tips to help you on your way.

Attract the right tenants

Real estate trends are constantly on the move. So if you want your rental to appeal to the widest possible audience, it pays to keep abreast of what’s hot and what’s not! From seemingly small things such as your interior colour palette, lighting and floor treatments right through to functional aspects of the home, like air-conditioning, storage and fittings, these are all ‘desirables’which, done well, will set your property

apart, attract the right tenants and, ultimately, optimise your rental income.

Charge the right rent

Weighing up rent increases with the risk of vacancy is definitely a balancing act. But still, it’s important to conduct regular rent reviews to ensure you’re meeting the market. Things to consider include - what your property is costing you, its current value and comparative appeal, what other rentals are available in the neighbourhood (supply and demand), as well as the cost and effort of moving for your tenant/s. Luckily there are tools that draw on the latest, timely data to analyse your rent level, to see if there is room for movement and to check if it’s competitive. Talk to our property management specialists here if you would like an up to date appraisal or more information.

Our specialist team at Barfoot & Thompson offers tailored services and total peace of mind by handling all facets of your investment property. From marketing to tenant screening and selection, right through to rent collection, inspections, market reviews, maintenance and repairs as well as dealing with and advising on any tenancy issues. Handled with care, and the level of local knowledge and expertise you need.

Stay on top of maintenance

Obviously if your property is in a poor state of repair this will affect its value and rental yield. Scheduling regular maintenance checks, responding to tenants when issues arise, and having a network of trusted tradespeople who can get to your property to sort out problems quickly and efficiently, are all important priorities for you, as the owner. It may also be worthwhile to consider periodic renovations – as mentioned, dated homes reduce tenant interest, which in turn impacts rent.

Make your property pet-friendly

Allowing your tenants to have their furry friends along will certainly boost your income potential, by widening the pool of potential renters, and allowing you to charge a premium in areas short on similar accommodation.

However, if you’re going down this route you may need to add a few pet-friendly features – such as fences, pet doors, and scratch-proof floor coverings.

Keep an eye on interest rates

Interest rates fluctuate. So it’s important to monitor your loan and benchmark it against the market from time to time so you know you’re getting the best bang for your mortgage buck. Even the slightest increase can amount to a lot of money over time; if you’re not happy with your current lender or situation, shop around.

Claim what you can

Although some tax advantages are being phased out, you can still claim the usual operating expenses (i.e. the costs that are incurred in generating rental income) on your investment property. Everything from routine repairs and maintenance, through to professional service fees (e.g. accountants, lawyers, property managers), rates and insurance, vehicle and travel expenses and depreciation on capital expenses (e.g. whiteware, appliances or heat pumps). It all adds up!

Call in the professionals

While everything that we have outlined above is designed to help you optimise your return, by far the simplest and smartest move - for any rental property owner - is to get a professional property manager on board.

For more information, or a free appraisal, please don’t hesitate to get in touch. 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 Castor Bay

Market rent in Greenhithe

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 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

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.

If it’s freezing it’s failing!

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.

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.

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.

Meet the Team

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

Saull

Residential Sales team

Nadja Court 021 777 690

Frank Bai 021 054 7755

Kelly Choi 021 535 658

Michael Gladding 021 465 334

Sherlock Huang 021 037 1252

Hermes Lee 027 678 6286

Ming Qin 021 0246 3600

Debby Candy-Gill 021 731 846

Gabrielle Elborough 021 257 5018

Charlotte Goudge 020 410 34267

Nish Jadav 021 565 124

Maggie Li 021 818 368

Sunny Chae 027 498 9132

Louise Chen 021 022 76686

Charlie Fan 027 623 4131

Grant Haworth 021 194 4095

Angela Jiang 022 322 9088

Zheng Li 021 920 608

Nicki O’Sullivan 021 119 8153

Sam Cheong 027 486 8030

Susan Fan 021 138 1648

Lana Hong 021 160 7802

Nina Jiang 021 136 6008

William Liang 021 053 7788

Lika DeVito 027 583 3655

Justin Cho 021 310 203

Mathew Gill 022 4731 846

Carl Howey 021 869 143

Chris Lee 021 701 157

Anna Lin 021 043 7690

Residential Sales team continued

Lauren Liu 020 4198 2007

James Peng 021 180 4158

Jeremy Yang 021 027 16265

Ray Yu 021 679 236

Betty Lyu 021 060 9310

Desiree Tod 021 851 975

Kevin Ye 021 185 8778

Alex Zhang 022 694 9394

Jenny Zheng 021 967 837

Fan Meng 027 338 6868

Angi Wang 021 024 07478

Carol Yin 021 107 1993

Danny Zhang 021 084 96230

Rita Zou 021 779 822

Jun Olis 021 066 9149

Sarah Wang 022 642 4405

Yiz Yin 021 230 9268

Lucia Zhang 027 475 6303

Rodel Patindol 022 463 9190

Amy Xi 027 558 5888

Jacky Yu 021 493 395

Ben Zhao 021 718 001

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