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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 May/June 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

Auckland’s

Quarterly Rental Update

April 2025

The Auckland rental market continued to cool over the summer period, with a slower increase in average weekly rent prices and a quieter season of renter activity recorded during the first quarter of 2025.

The average weekly rent for a home in Auckland registered $691.55 at the end of March 2025. This was up 2.75% or $18.49 on the same period last year, but was just $1.77 more than the average paid in December 2024 ($689.78).

Barfoot & Thompson’s General Manager of Property Management

Anil Anna says the data shows that rental pricing has continued to stabilise following a period of more rapid, demand-driven growth.

“The rate of rental price increases reached a recent peak of 5.69% in March 2024, driven by a combination of factors including population growth bolstered by strong net-migration, the return of visitors and overseas students, and constrained housing supply.

“On the whole, these pressures eased through the rest of 2024,

and we’ve observed a slow downward trend in rental price increases as a result.

The rate of increases was 5.59% year-on-year at the end of June 2024, 4.81% at end September, and 3.89% at end December.

Mr. Anna also noted that while the summer period is typically one of the busiest in the rental calendar, the upswing began later this season, and did not build to the very high levels usually seen.

“During this same period there has been mounting strain on household budgets and tougher broader economic conditions, so it’s likely some renters are holding back from taking on the added costs of moving or a potentially higher rent at a new property.

“Generally speaking, properties are taking a little longer to let and pricing is proving important to generating good interest.

“I encourage landlords to engage a professional property manager to provide the latest insights on pricing in their area.

“For those still wanting to make

a move, now is a good time, with a range of choice available in the market.”

Looking at the various market segments, by size, one-bedroom properties, largely made up of apartments in Auckland central and the city fringe, saw the most price growth year-on-year, up 3.19% or $14.25 to a new average weekly rent of $460.35.

During the same period, threebedroom homes, which make up the majority of rental stock in the region overall, also experienced one of the greater price increases year-on-year, rising 3.01% or by $20.29 per week to an average of $693.93.

By area, South Auckland recorded the strongest annual growth, up 4.10% to an average of $636.10, followed by Franklin/Manukau Rural, up 3.77% and North Shore, up 3.54%. In the south, this growth was driven particularly by pricing of large properties of 5 or more bedrooms.

Anil Anna Property Management General Manager

These statistics are drawn from more than 17,500 tenancies managed by Barfoot & Thompson in the Auckland region, tracked monthly and reported quarterly. This update captures the period to 31 March 2025. Comparisons are for the same period the previous year unless otherwise stated. See tables and more detailed references at barfoot.co.nz/market-reports

Auckland rental market continued to cool over summer period

Auckland Region Rental Summary

Market Facts and Figures

AUCKLAND AVERAGE

Gross Yield

North Shore (continued)

South Auckland

Pakuranga/Howick

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.

West Auckland

ADVICE FOR NEW PROPERTY BUYERS

TOP TIPS

Why work with a Barfoot & Thompson Property Manager to take care of your rental investment?

Whether you’re looking to purchase your first home or your first investment property, if you’re a new property buyer, it can be daunting to navigate today’s market. Barfoot & Thompson Director Kiri Barfoot shares some tips.

Save, save, and save some more

There’s no getting around the fact that, in order to purchase your first property, you’ll need money in the bank.

Saving up a home deposit can be the biggest obstacle for first property buyers. Studies, travel, and money spent on an active social life are obvious roadblocks to saving, but with rising house prices not corresponding to wage increases, what’s a young person to do?

“It’s important to remember that it has always been difficult to get your foot on the property ladder,” says Kiri Barfoot. “Instead of giving up, keep focused on your goals and consider your options.”

Some ideas to help you save faster

• Those who are fortunate to have the option of living with family while saving for a deposit could make the most of it. “It’s also becoming more common for parents to leverage the equity in their own homes to help their kids get on the ladder.”

• Maximising your KiwiSaver contributions with a view to withdraw funds for your first home can be another way to build up savings more quickly and automatically.

• You may be eligible for the Welcome Home Loan, check their website for more details and eligibility criteria.

• It may seem obvious, but cutting back on non-essential spending is necessary to reach your goals faster. Saving even small amounts can add up over time, and most importantly, will help build the savings habit and mindset.

“Property investment is an expensive pursuit and some sacrifices will need to be made. This doesn’t have to mean no more fun, but you’ll have to consider your priorities and savings goals before purchasing something non-essentialonly you can decide whether something is worth it to you.”

Think outside the box

If you’ve managed to save a deposit, the next step is to find a property you can afford.

As a young property buyer, it helps to look beyond the ‘traditional’ standalone house on a quarter-acre and expand your search to include apartments, units, terraced houses, multi-family properties and new builds.

“Remember that your first property isn’t necessarily your forever home, but a good way to build equity that you can use for your next property,” says Kiri.

You could also consider getting a flatmate or two, or look into temporary options such as Airbnb or boarding overseas students. While it can be a sacrifice to give up some privacy, the rental income can go towards covering costs such as the mortgage, utilities bills, or property maintenance.

Look for opportunities

Keep an open mind and be prepared to look at neighbourhoods that aren’t so trendy, or properties that are rough around the edges. “If you look around, there are still opportunities to be had for entry-level properties,” says Kiri. Areas that are close to public transport hubs or new motorways (both new and proposed) are great places to look.

“It pays to not be a snob. In the 1960s, people turned down Herne Bay properties as they had to drive through Ponsonby to get there. Now, look at both suburbs! You never know which suburb will be the next up-and-comer.”

Consider rentvesting

While you may not be able to afford to buy in the neighbourhood you want to live in, it’s likely that you’ll be able to afford to rent there, and perhaps purchase a property in a more affordable area to rent out.

While there are trade offs - e.g. you will still be living in a rented property and not one that you own, plus learn to become a landlord or engage the services of a professional property manager - this could be a way to continue to live the lifestyle that you want and build equity, which could then be used to get you into your forever home in several years’ time.

It’s important to note that as an investor, you will not be eligible to withdraw funds from KiwiSaver or be eligible for the HomeStart Grant. Doing your due diligence and weighing up the pros and cons is essential if you choose to go this route.

Keep your finger on the pulse and your eyes on the prize

Read our market updates to keep your finger on exactly what is happening in the market, and work with a salesperson who knows your area well, who’ll be able to inform you of any properties coming into the market that meet your criteria, as well as offer support and professional advice.

“Property is a long game. Don’t get swayed by the daily headlines and think longterm,” says Kiri.

Last but not least, stay positive! “Don’t give up, you’ll get there eventually,” says Kiri. “You can have it all - you just can’t have it all at once.” The financial stability and freedom you create for yourself will far outweigh any sacrifices you make now.

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 Chatswood

Market rent in Epsom

Market rent in Glen Innes

Market rent in Grafton

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

APARTMENT/FLAT

Market rent in Point Chevalier

Market rent in Rothesay Bay

Market rent in Royal Oak

APARTMENT/FLAT

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.

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

Charlotte Goudge 020 410 34267

Chris Lee 021 701 157

053

Ming Qin 021 0246 3600

Debby Candy-Gill 021 731 846

Gabrielle Elborough 021 257 5018

Grant Haworth 021 194 4095

Hermes Lee 027 678 6286

Sunny Chae 027 498 9132

Louise Chen 021 022 76686

Susan Fan 021 138 1648

Sherlock Huang 021 037 1252

Elsie Li 027 239 9072

Nicki O’Sullivan 021 119 8153

Sam Cheong 027 486 8030

Mathew Gill 022 4731 846

Angela Jiang 022 322 9088

Maggie Li 021 818 368

Lika DeVito 027 583 3655

Justin Cho 021 310 203

Michael Gladding 021 465 334

Nina Jiang 021 136 6008

Zheng Li 021 920 608

Residential Sales team continued

Jun Olis 021 066 9149

Angi Wang 021 024 07478

Kevin Ye 021 185 8778

Alex Zhang 022 694 9394

Evan Pan 021 287 7668

Sarah Wang 022 642 4405

Carol Yin 021 107 1993

Danny Zhang 021 084 96230

Rita Zou 021 779 822

James Peng 021 180 4158

Jonathan Wu 027 399 3930

Jacky Yu 021 493 395

Lucia Zhang 027 475 6303

Desiree Tod 021 851 975

Amy Xi 027 558 5888

Ray Yu 021 679 236

Ben Zhao 021 718 001

Shirley Tong 021 166 9548

Jeremy Yang 021 027 16265

Mehran Zareian 021 023 02469

Jenny Zheng 021 967 837

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