TPC - December 2025

The Property Chronicle December 2025

“Where the only result that matters is yours!”

TNB Property Services Ltd (Licensed REAA 2008)

Town & Country

CONTENTS

Page

LJ Hooker Newsletter and Blogs Year in Review - Brent Worthington Join Our Team!

3 9

Welcome to Rent Exchange Short Term Rentals Debbie Harrison Profile LJ Hooker December Newsletter (Property Management)

12 13 14

Property Reports realestate.co.nz - Stats

17

Finance & Lending Tony Alexander - Tony’s view Spending plans marginally higher John van Winden (New Zealand Home Loans) Jash Chandra (Personalised Mortgages)

22 27 28

Properties - LJ Hooker Town & Country Property of the month Current Listings Apartment Living Recently Sold

30 31 33 34

Our People Our Team Steve Reilly Johnny Bright (Apollo Auctions) Robert Tulp (Apollo Auctions)

35 36 37 38

Local Updates NZTA - SH1 Papakura to Drury | Construction Update | 5 December 2025

SuperGold - Welcome Here

40

45

Year in Review From downturn to early recovery The New Zealand housing market has spent this year slowly climbing out of a long downturn.

At the start of 2025 the mood was still cautious. The economy was soft, unemployment was drifting up and households were feeling cost of living pressure from power bills, groceries and council rates. Inflation was sitting in the upper half of the RBNZ target band, so everyone was watching the next move from the Bank.

As the year went on, the conversation shifted from “how bad” to “how long does this drag on”.

The RBNZ had moved from hiking to cutting, markets were pricing in more easing and bank economists were already talking about the end of the cutting cycle instead of the beginning.

That helped steady confidence, even though plenty of the data was still patchy.

Now, as the year wraps up, the early signs of a recovery are finally showing through. Cotality’s home value index was flat in November after it recorded two months of modest gains that followed five months of falls, with the national median sitting around $807,000. Sales, listings and building activity are all picking up, and first home buyers have quietly become a much bigger part of the market story.

Economy, inflation and interest rates The economic backdrop has been tough for most of the year. GDP was weak earlier on and the labour market has softened, with unemployment now around 5.3% and underutilisation higher as well. Households have felt that on the ground through softer wage growth, tighter budgets and more caution around big spending decisions.

Inflation has come off the boil but is not quite where the Bank would like it. Consumer prices rose 1.0% in the September quarter, taking annual CPI to 3.0%, right at the top of the RBNZ’s 1% to 3% target range. The pressure has been coming from electricity, rents and local authority rates, while more interest-sensitive parts of the economy such as new builds and discretionary retail have cooled noticeably.

On the policy side, the RBNZ has swung firmly into easing mode. From the peak of the tightening cycle at 5.5% in 2023–24 to now, the cash rate has been cut by 3.25 percentage points. In 2025 alone it has dropped 2 percentage points, from 4.25% at the start of the year to 2.25% now, which is clearly in supportive territory. Market pricing, NZIER’s Shadow Board and the major bank forecasts all point to the low point being close, with the focus now more on how long rates stay low than on how low they go.

Prices, sales, listings and rents On prices, this has been the year the market stopped going backwards. According to Cotality, national values were flat in November, following a 0.1% lift in September and 0.2% in October after five consecutive monthly declines, putting the national median at $806,551. Even with those gains, values are still about 15% below the early 2022 peak, so there is room for the market to repair without heading straight back into boom conditions.

Sales activity has lifted from last year’s lows. REINZ figures show national sales in October were up 6.4% year on year, from 7,053 to 7,505 sales. The national median price sits at $786,000, down a modest 1.1% on a year ago but basically flat in trend terms. The median days to sell has edged in from 42 days to 41 days over the year, a small but telling sign that well-priced homes are finding buyers.

Stock on the market has also changed character. Realestate.co.nz data show 12,339 new listings came to market in November, up 10.9% year on year, with total stock at 35,345 listings, up 4.0% on a year ago. Buyers now have more choice than they have had for a while. At the same time, better sales volumes are slowly chipping away at that stock, which usually sets things up for tighter conditions and firmer prices as the next stage of the cycle kicks in.

On the rental side, the heat has come out. Realestate.co.nz’s November rental report shows the national average weekly rent down 3.1% year on year to $626, following a 2.7% annual fall to $636 in June, and September data showed asking rents down 3.1% over the year. Slower population growth and more dwellings coming through from the previous building boom have both helped relieve some pressure.

Renters are also getting more choice. New rental listings were up 12.4% year on year in November and around 11.4% higher in October, with total rental stock up more than 17% on a year ago. That has forced landlords to work harder on presentation and pricing, especially for older or less efficient homes. For tenants and would-be first home buyers this is a welcome shift, easing pressure on budgets and making the rent versus buy decision more balanced when softer rents are paired with lower mortgage rates.

Regional highlights The national story hides some very different regional experiences. Auckland and Wellington have worn some of the deepest corrections in this cycle and, even now, values in many suburbs are still well below their 2022 peaks. REINZ data show Auckland’s median back above $1,000,000 in October, up 3.6% over the year to $1,033,000, while Wellington’s median sits around $767,500, down about 3.5% year on year. That lines up with more cautious buyer sentiment and a slower, stop-start recovery in the capital.

Further south and in many regional centres, conditions look a bit firmer. Canterbury’s median is about $710,000, up roughly 1.4% over the year, and QV’s index shows Christchurch and Dunedin posting some of the stronger monthly gains, with Christchurch up around 0.4% and Dunedin up 0.7% in October. Southland, the West Coast and other provincial markets have seen solid price growth, quicker days on market and steady interest from locals and investors chasing better yields than they can find in the main centres.

Tourism and lifestyle markets are still running in two lanes. At the very top end, Central Otago Lakes has become New Zealand’s first region with an average asking price above $1,600,000 and Queenstown Lakes has set new record medians around $1,590,000, showing that premium stock is finding buyers again.

Closer to the cities, lifestyle belts within commuting distance are attracting remote workers and families, but buyers in these markets are far more price conscious than in the last boom and are pushing harder on value, presentation and running costs before they commit.

Who is buying First home buyers have really led the way this year. Cotality’s buyer data shows they made up 27.7% of purchases in the September quarter 2025, a record share, and they are particularly active at the lower end of the market where, in some main centres, their share is well above a third. Lower prices, lower mortgage rates, easier loan-to-value settings and access to KiwiSaver savings are all helping this group get their foot in the door.

Existing owners are starting to move again, but in a measured way. Many upgraders and downsizers spent the first half of the year sitting tight, paying down debt and waiting for more clarity around interest rates, job security and politics. As mortgage rates drift lower and the outlook becomes clearer, more of these delayed moves are coming through, especially in the mid-price family home segment.

Investors have been slower to re-engage, but the settings are shifting in their favour.

Legislation has restored interest deductibility for residential landlords on a staged basis, with 80% of interest deductible from 1 April 2024 and 100% from 1 April 2025. Combined with lower funding costs, that improves the numbers for many landlords, particularly on higheryield stock. At the same time, softer rent growth and tighter regulation mean the next investor cycle is likely to be more about yield and quality than pure capital gain.

Policy changes and what they mean

Town & Country

This year has also been a busy one for housing policy. The staged return of interest deductibility is now complete, with landlords able to claim 100% of interest on residential investment loans from 1 April 2025, after an 80% year from 1 April 2024. For many landlords that simply means more money left over each month, especially for those who bought near the peak and have been topping up the mortgage from their own pocket.

Healthy Homes standards are now fully in place. The final deadline for all private rentals to comply was 1 July 2025, lifting the quality of heating, insulation and ventilation in rental homes across the country. That is clearly positive for tenants and has pushed some owners of older or noncompliant properties to either upgrade or sell, with a fair share of those homes being bought by first home buyers.

There are also a couple of changes that will shape supply at the margin over the next few years. A new granny flat exemption will allow self-contained units up to 70 sqm to be built without a building consent, as long as they meet simple design and Building Code rules, with the change expected to start in early 2026. At the very top end, Active Investor Plus “golden visa” holders will be allowed to buy or build one home worth at least $5 million, a very narrow exemption that will mainly matter in premium suburbs in Auckland and in destinations like Queenstown, not the wider market.

2026 outlook and key themes Looking into 2026, the outlook is for a better year for most parts of the market, but not a boom. Most forecasters expect the cash rate has either reached, or is very close to, the bottom of this cycle, with inflation moving back towards 2%, and that combination points to low and fairly steady mortgage rates, providing borrowers with more confidence to budget, spend and make longer term housing decisions.

On prices, the base case is for low to mid-single digit growth nationally in 2026, on top of this year’s small gains and from a level still well below the 2022 peak. That pace is enough to support confidence and new building, without reigniting a major affordability blow-out.

Building consents have already turned higher, particularly for townhouses and smaller dwellings, so more supply should flow through over the next couple of years.

The main themes from here are pretty clear. First home buyers are likely to stay active.

Investor behaviour will adjust to the new tax and compliance settings. And the speed at which the labour market finds a floor will shape how confident households feel. Policy changes around granny flats and the very narrow overseas-buyer exemption will matter at the edges, but wages, jobs, interest rates and confidence will still do most of the heavy lifting for New Zealand’s housing market in 2026.

Kind regards, Brent Worthington Principal and Licensee Agent 0292 965 362 brent.worthington@ljhooker.co.nz LJ Hooker Town & Country Rent Exchange Property Management 1/233 Great South Road, Drury

Contact our office: 09 294 7500 drury@ljhooker.co.nz

Property Management

Please don’t hesitate to contact our team who can ably assist you with any property management matters you may have or if you have any questions about anything in the newsletter or property management in general.

Town & Country

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Property Management 021 303 864 debbie.harrison@ljhooker.co.nz

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Town & Country

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Meet: Debbie Harrison With a passion and a commitment to providing exceptional service, Debbie has a fantastic attitude of getting things done and ensuring that the clients are happy and well cared for. She takes great pride in her work and goes above and beyond to ensure the satisfaction of both property owners and tenants.

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Debbie Harrison

Property Management 021 303 864 debbie.harrison@ljhooker.co.nz TNB Property Services Ltd ( Licensed REAA 2008)

December Newsletter 2025 Should you let your tenant make changes to your rental property?

A fresh coat of paint or a small update might seem harmless, but should landlords agree when tenants ask to make changes?

Personalising a home can help renters feel more settled, but it also raises questions about property condition, longterm value and risk. LJ Hooker Head of Property Management Australia and New Zealand Cathie Crampton said before giving any upgrade the green light, it’s important to understand how it may impact the property.

“New Zealand legislation sets clear expectations around what tenants can and can’t change,” Crampton said.

“Generally, a tenant can’t make any major alterations unless the tenancy agreement allows it or they are given written permission from their landlord.”

“It can be a very personal decision and often it relates to the condition of the property. If it is a brand-new townhouse, then most likely the landlord is going to be reluctant. If it is an older-style property and they want to keep long-term tenants happy, then they may be more agreeable.”

What changes can tenants make without approval?

Under the Residential Tenancies Act 1986, tenants must not alter the property without consent. However, minor, temporary, and easily reversible changes are generally acceptable, such as:

using existing hooks using removable adhesive stripsor storage adding temporary furnishings, lamps or rugs placing free-standing furniture While New Zealand law doesn’t specify examples, Tenancy Services guidance notes landlords shouldn’t unreasonably refuse minor or safety-related changes, such as securing furniture or adding simple child-safety devices.

“There are lots of ways a tenant can make a property feel more like home without knocking down walls or retiling the kitchen,” Crampton said.

“It can be a better idea to encourage the tenant to add personal touches like using soft furnishings such as rugs and cushions, adding lamps and hanging up paintings to create the same desired effect.”

Submitting a proposal for larger changes

If a tenant wants to repaint, install shelving or update fittings, the request must be made in writing, outlining: the reason for the change how the work will be done whether a qualified tradesperson is required whether the change is permanent or reversible Some improvements may add value. In those cases, landlords may choose to take over the upgrade.

“It can be tempting to accept a tenant’s offer, but you want to stay in control of your own property and if you see value in it, then it is often best to fund it yourself and maximise the tax benefits,” she said.

It's the difference between making a decision and one informed by expertise. ljhooker.co.nz

Book your appraisal today

A fairer approach for pet owners and landlords From December, New Zealand’s Residential Tenancies Act is being updated to make it easier for renters to have pets while ensuring landlords have appropriate safeguards in place.

LJ Hooker Head of Property Management Australia and New Zealand Cathie Crampton said the changes will open more rental homes to pet owners, something that has long been a challenge.

“For many renters, pets are family and being able to find a suitable home that allows them has often been challenging,” Crampton said.

“These new rules strike a fair balance, giving landlords reassurance around potential damage while giving tenants greater access to pet-friendly housing.”

Crampton said LJ Hooker offices across New Zealand are ready to guide both landlords and tenants through the transition.

“Our focus is on supporting both landlords and tenants to adapt smoothly to the new framework,” she said.

How the new pet bond rules will work From 1 December 2025, landlords will be able to request a pet bond of up to two weeks’ rent when agreeing to a tenant keeping a pet. This bond is in addition to the standard tenancy bond and is designed to provide additional protection against pet-related damage.

The reforms also establish clear guidance for how landlords can grant consent for pets and how both parties manage any damage or bond refunds.

Key points from Tenancy Services 1.Landlord consent is required: Tenants can keep a pet if their tenancy agreement allows it, or with written consent from their landlord.

2.Reasonable grounds for refusal: Landlords can only decline a pet request if they have a good reason (reasonable grounds).

3.Pet bond: Landlords who consent to a pet can charge a pet bond of up to two weeks’ rent. Only one pet bond can be held at any time.

4.Pet-related damage: Tenants are fully responsible for pet-related damage that is more than fair wear and tear.

5.Conditions of consent: Landlords can include reasonable conditions with their consent—for example, specifying the type or number of pets allowed.

6.Bond management: Landlords must clearly state how much is being charged for both the general bond and the pet bond.

If a pet leaves the property, the tenant can request the pet bond to be refunded.

If a new pet is introduced, a new pet bond may be charged.

If rent increases, landlords can request a topup for both the general and pet bonds.

The Tenancy Tribunal can order either bond to be used to cover any outstanding costs if required.

Disability assist dogs: These animals are exempt from the pet consent and pet bond requirements.

Landlords cannot charge a bond or require permission for recognised disability assist dogs.

Existing tenancies with pets If you already have a lawful pet at your rental property before 1 December 2025, here’s what you need to know: You do not need to ask your landlord again for consent for your existing pet.

Landlords cannot introduce new conditions or charge a pet bond for existing pets.

Tenants will still be fully responsible for any pet damage beyond fair wear and tear.

If you later obtain consent for a new pet, your landlord can charge a pet bond and set reasonable conditions.

Providing structure and clarity Until now, pet ownership in rentals has been an uncertain area, often leading to differing expectations between landlords and tenants.

Crampton said the introduction of pet bonds formalises this area of renting and gives both parties confidence.

“This change provides structure and clarity. It helps property managers navigate requests consistently and sets clear expectations for tenants from the start,” she said.

Disclaimer. This newsletter does not necessarily reflect the opinion of the publisher. It is intended to provide general news and information only. While every care has been taken to ensure the accuracy of the information it contains, neither the publishers, authors nor their employees, can be held liable for inaccuracies, errors or omission. Copyright is reserved throughout.

No part of this publication can be reproduced or reprinted without the express permission of the publisher. All information is current as at publication release and the publishers take no responsibility for any factors that may change thereafter. Readers are advised to contact their financial adviser, broker or accountant before making any investment decisions and should not rely on this newsletter as a substitute for professional advice. © LJ Hooker New Zealand Limited.

ljhooker.co.nz

Property Reports

Finance & Lending

Input to your Strategy for Adapting to Challenges

Feel free to pass on to friends and clients wanting independent economic commentary ISSN: 2703-2825 Published 11 Dec 2025 Sign up for free at www.tonyalexander.nz

Spending plans marginally higher

Last Friday I conducted my final Spending Plans Survey for the year in which I seek to gain some insight into whether householders will be spending more or less in the near future and how they feel about things around them currently. The key result is that a net 20% of the 611 respondents say they will spend more over the next 3-6 months.

Top of the list is groceries because of an expectation of rising prices. People might want to step back a bit and give that some thought. If you tell supermarkets that you expect them to raise prices, then they will likely feel they can get away with some decent increases. Tell your kid he’s bad and he’s got nothing to lose by being bad.

On the technology and investment property side things still look quite weak.

Focussing in on most of the individual categories we get the following graph collection.

This is up from 18% last month, -1% three months ago, and the low of -19% seen in April. Consumers are saying that they are feeling safer about opening their wallets. In fact, as the graph above shows people have their strongest spending intentions since August 2021.

First, a strong net 19% of people plan to spend more on home renovations. The switch in this category to positive net intentions happened when interest rates started falling last year. The earlier strong fall in renovation intentions from late-2021 came about when interest rates were starting to rise and true negativity set in following the 0.75% official cash rate rise of November 2022. Renovations are highly interest rate sensitive.

When I ask about things people might spend more or less on, we get the following net percentages. There are seven areas in which people plan to spend more.

A net 13% of people plan spending more on offshore travel and this result is consistent with most others since the middle of last year. Domestic travel intentions sit at a net 15% positive which is the strongest position since early 2022. Note the rise recently. Summer may be hectic in some locations.

A net 7% of people plan spending more on gardening things and perhaps this time around the string of positive results will not be merely seasonal.

Plans are almost positive in net terms for spending on clothing and footwear, but technology is a bit messy.

When it comes to spending on traditionally defined durable consumer goods things are the best they have been for a long time. Only a net 3% of people plan spending less on motor vehicles and 4% on furniture and appliances. Both readings are the best since late2021 when the credit crunch struck.

For sports equipment retailers things are the best they have been in four years.

For the hospitality sector we almost have a net positive level of spending intentions. The result is -0.5%.

It is difficult to imagine a net rush of investment property purchases considering falling rents, soon to rise fixed mortgage rates, structurally higher new supply growth, higher costs of running a rental property, Labour’s plan for a capital gains tax one day and the high chance they will again remove interest expense deductibility, and weak population growth for a while. Reduced long-term average capital gain expectations also need to be mentioned.

The days of a large proportion of the great unwashed feeling that it is a matter of moment to buy investment property or miss out have gone. Long live improved affordability for young people and a greater proportion of the rental stock professionally managed.

Looking now at the two housing gauges I glean from this survey we see that a net 1% of people plan to spend less on a house to live in. This is essentially the same as November. The interesting thing is that this measure has not turned positive despite the extra cut in the official cash rate recently. That movement into positive territory may require a more obviously better labour market.

A net 7% from a net 6% last month plan spending less on investment property. You’re going to read a lot about investors coming back into the housing market and you’ll be delivered an impression that the market is shooting upward. But what the commentators out there miss is the selling by investors. That I believe is strong and will remain so for a number of years.

Finally, here is the graph showing net intentions of buying shares. The latest result is a net positive 6% from 7% last month. I read that as being about the same.

A net 16% of people now have confidence about the future compared with a net 15% in April who were feeling bad. It may take a while for many to catch up with this shift and the implications for next year’s election.

Business profit expectations are confirmed as being back in positive territory.

A net 10% of people expect to get more wealthy.

If I were a borrower, what would I do?

Wholesale interest rates have continued to climb over the past week as markets back away from earlier views that there is no inflationary threat on the horison.

There is and the Reserve Bank of Australia have been warning about it over recent weeks. This week they left their cash rate on hold at 3.6% and said from here on out it will be stable or go up.

Implications for wages of the improving economic outlook have yet to shine through in a consistent manner. But this gauge will be a useful one for picking the extent of inflationary pressure from the labour market at some point next year.

To repeat what I have stressed over and over again in recent months and in fact for most of the year. After our economy shrinking near 1% and job numbers falling 0.6% inflation has only retreated from 7.3% to the top of the 1-3% target band. Accelerating growth and rising employment next year and through 2027 will boost inflationary pressures, especially as businesses seek to restore crunched margins.

As greater recognition of inflation risks next year spread we have seen the five year wholesale interest rate which banks borrow at in order to lend fixed five years rise from the cyclical low of about 2.9% in the middle of October to now about 3.7%.

The three year swap rate banks must pay has gone from 2.6% to 3.35%. The one year rate has gone from 2.4% to 2.7%.

Net concerns about one’s employment situation still remain strong. This is the missing element in the economic recovery and the latest result of - 2.8% means the small -0.3% of November was an aberration.

The one, three and five year rises have been 0.34%, 0.77% and 0.8% respectively. This is what happen when expectations for inflation and future monetary policy shift from down to up. The greatest rate changes occur for the longest term rates.

That is why the greatest rises in mortgage rates will be for the longer term rates like five years. This week one bank which had been offering a five year rate at 4.99% lifted it to 5.29%. Another still has the 4.99% rate just as they also retain for the moment the cyclically low three year fixed mortgage rate of 4.79%.

These rates will be lifted soon but it is impossible to pick when. Some banks only change rates after their weekly Pricing Committee meetings – which is a dangerous thing to do when the yield curve undergoes a big shift. You can be left writing low margin business for longer than may be optimal.

There is also a lot of competition between the banks for mortgage business at the moment and not all of that competition is manifesting itself in 1.5% cashback deals. Those deals have promoted a large volume of switching from one bank to another for those on floating rates or with just a small period left on their fixed rate (they pay a break cost).

If I were borrowing at the moment I’d look to lock in five years at 4.99%. If that rate goes and the best on offer becomes 5.29% things will be less easy to figure out as giving up the one year rate of 4.49% for something 0.8% higher is a big call.

I might be inclined then to switch to fixing three years at about 4.79%. Good luck. Apart from those rolling off older fixed rates the downward leg of the interest rates cycle has ended and now the upward leg starts in earnest.

This publication has been provided for general information only. Although every effort has been made to ensure this publication is accurate the contents should not be relied upon or used as a basis for entering into any products described in this publication. To the extent that any information or recommendations in this publication constitute financial advice, they do not take into account any person’s particular financial situation or goals. We strongly recommend readers seek independent legal/financial advice prior to acting in relation to any of the matters discussed in this publication. No person involved in this publication accepts any liability for any loss or damage whatsoever which may directly or indirectly result from any advice, opinion, information, representation, or omission, whether negligent or otherwise, contained in this publication.

No material in this publication was produced by AI.

Properties

1/75 Willis Road, Papakura New to Market

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PLEASE NOTE: Specified floor and land area sizes have been obtained from sources such as Property GURU, Auckland Council (LIM) or Title documents. They have not been measured by the Salesperson or LJ Hooker - TNB Property Services Limited . We recommend you seek your own independent legal advice PRICE $675,000 VIEW As Advertised

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SALESPERSON Paula Cox 021 396 977 paula.cox@ljhooker.co.nz

TNB Property Services Ltd Licensed REA 2008

19 December 2025

10 Bayvista Drive, Karaka

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Picture Perfect - First Home Gem If you have been searching to secure the ultimate entry level property in a highly convenient....

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For Sale $649,900 View by appointment KJ Klavenes 027 5566 194 knut.klavenes@ljhooker.co.nz

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Union Station Apartments

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Each apartment has been thoughtfully designed for comfort and style, featuring light-filled open-plan living, double glazing, full insulation, air conditioning, and high-quality finishes throughout. The modern kitchen includes a stone benchtop, smart appliances, and sleek matte-black detailing, while the elegant bathroom is fully tiled with classic chrome fittings and heated towel rails. Spacious bedrooms with built-in wardrobes complete the picture of contemporary living.

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SALESPERSON Brent Worthington 0292 965 362 brent.worthington@ljhooker.co.nz

TNB Property Services Ltd Licensed REA 2008

Apartment Living

2B/5

17 December 2025

620,000

Recently SOLD 2c Waiari Road, Conifer Grove

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RED HOT IN OAKLAND AVE Wow! Absolutely incredible value for your money is this stunning, like-new townhouse in Papatoetoe's....

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A home that ticks all the boxes!

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PEACEFUL COUNTRY LIVING JUST MINUTES FROM TOWN Escape the hustle and embrace serene rural living at 106 Popes Road, Takanini - a beautifully....

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Freehold Title - Right on Towns Doorstep Discover the perfect blend of comfort and convenience in this delightful property boasting 3 generous sized....

63B Harris Street, Pukekohe

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IMMACULATE - LIKE NEW - POSITION PERFECT Superlatives abound when it comes to the location and presentation of this "one owner since new"....

17 December 2025

SOLD Steve Reilly 021 930 352 steve.reilly@ljhooker.co.nz

SOLD BY AUCTION Steve Reilly 021 930 352 steve.reilly@ljhooker.co.nz

SOLD Venita Attrill 021 286 7792 venita.attrill@ljhooker.co.nz

SOLD KJ Klavenes 027 5566 194 knut.klavenes@ljhooker.co.nz

SOLD Paula Cox 021 396 977 paula.cox@ljhooker.co.nz

SOLD BY AUCTION Brent Worthington 0292 965 362 brent.worthington@ljhooker.co.nz

MEET OUR TEAM

Venita Attrill

Sales & Marketing Consultant M: 021 286 7792 E: venita.attrill@ljhooker.co.nz

Johnny Cleven

Paula Cox

Sales & Marketing Consultant M: 021 396 977 E: paula.cox@ljhooker.co.nz

Atesh Narayan

Steve Reilly

Sales & Marketing Consultant M: 021 930 352 E: steve.reilly@ljhooker.co.nz

KJ Klavenes

Sales & Marketing Consultant M: 0274 816 422 E: johnny.cleven@ljhooker.co.nz

Sales & Marketing Consultant M: 021 272 1912 E: atesh.narayan@ljhooker.co.nz

Sales & Marketing Consultant M: 027 556 6194 E: knut.klavenes@ljhooker.co.nz

Naren Pagadala

Megan van Winden

Brent Worthington

Sales & Marketing Consultant Ph: 0204 0543 899 E: naren.pagadala@ljhooker.co.nz

Town & Country TNB Property Services Ltd (Licensed: REAA 2008)

Office Administrator Ph: 09 294 7500 E: megan.vanwinden@ljhooker.co.nz

Principal/Licensee Agent M: 0292 965 362 E: brent.worthington@ljhooker.co.nz

“Where the only result that matters is yours!”

Town & Country

STEVE REILLY Steve commenced Real Estate in 2001 and since then has continually been in the upper echelon of Real Estate performers.

There are many reasons why people approach Steve to work for them.

Not only his experience (and in the Real Estate world we now live in, this is a significant benefit to the client), but more-so his integrity.

The fact that Steve's business is built around repeat clients (as well as a significant referral network) is testimony to the fact that Steve really understands and appreciates what Real Estate is all about.

That is, building relationships with integrity, expertise and of course hard work to achieve premium results. This no doubt creates clients for life.

Steve's commitment is also demonstrated by his wife Suzie, who has been along side him for some 46 years. A great sporting family, with four children and now doting grandparents.

Being life-long South Auckland residents, Steve enjoys contributing to the local community and sporting associations, further endorsing his strong belief in the families and community.

Steve and the team will work hard obtaining the very best result for you too with 100% confidence.

Steve Reilly Sales & Marketing Consultant 021 930 352 steve.reilly@ljhooker.co.nz TNB PROPERTY SERVICES LTD | LICENSED REAA (2008)

Johnny combines his auctioneering expertise with a personable and engaging style to deliver top-tier auction experiences. He’s committed to every property he represents, regardless of its circumstances, and is known for motivating buyers and guiding clients toward the best results. With a background in acting and a degree in Performing and Screen Arts, Johnny has appeared in TV commercials, films— including Netflix’s Falling Inn Love—and has worked with the Auckland Theatre Company.

Winner REINZ National Auction Competition

2023 - Open Division

Finalist REINZ National Auction Competition

2022 - Open Division

Winner REINZ Auction Championships

2024 & 2025 (Premier Division)

Winner LVD Auction Invitational

2019

Winner of Apollo Auction Invitational

2017 & 2019

Winner Harcourts New Zealand Auctioneer of the Year

2010, 2014 & 2017

Runner-up Australasian Auction Competition

2022

Runner-up REINZ National Auction Competition

2010, 2019, 2020 & 2022

Winner of the Australasian Competition

2011 & 2015

Finalist LVD Auction Invitational

2021 & 2022

Finalist Apollo Auction Invitational

2018 & 2022

Finalist Harcourts New Zealand Auctioneer of the Year

2011, 2018 & 2019

Finalist REINZ National Auction Competition

2010, 2011, 2012, 2013, 2016, 2018

Finalist Australasian Auction Competition

2010

Local Updates

A site-wide 'toolbox' meeting was held last week at the Papakura Club in preparation for the run-up to our summer shutdown, from 19 December 2025 to 5 January 2026.

Construction update | He pānui Kia Ora

Longer daylight hours and more settled weather have set the stage for a successful summer construction season. With the holiday season fast approaching, we've had another good month.

Read on for progress updates across the project length over the last month. Please get in touch if you have any queries about the works shown in this issue or any other aspect of the P2D project – our contact details are shown at the end of this update.

P: 0800 796 796 E: p2b@nzta.govt.nz W: www.nzta.govt.nz/p2b We thank you in advance for your patience during these important motorway upgrades.

Kind regards | Ngā mihi The SH1 Papakura to Drury team

Slippery Creek / Otuuwairoa Stream

Last month, we continued installing ground improvement piles on the southbound (eastern) side of SH1, north of Slippery Creek. These piles will strengthen the ground for the new wider motorway alignment, with three lanes in each direction.

On the north-eastern side of the stream, we have also been installing permanent bridge piles in the stream itself. In addition to being higher and wider, the new bridges we'll build over Slippery Creek will be supported by fewer piles than the existing bridges (which will ultimately be dismantled and removed).

Bremner Road at Ngaakooroa Stream

With the temporary steel truss bridge over Ngaakooroa Stream now in use, we have lifted out the pedestrian bridge and started to dismantle the existing road bridge. The photo above shows asphalt has been milled off to expose the old bridge's concrete beams. Dismantling and demolishing the bridge is being done in stages. Following this, we will start building a new higher and wider bridge over the stream.

Drury Interchange

Our works at Drury Interchange are focused on the two southbound triangle gore areas in preparation for building the abutments and piers for the new SH1 motorway bridge over Great South Road. In the gore between the motorway and the Drury southbound off-ramp, we have excavated and removed ~20,000m3 of material and have begun building up pavement layers, as shown in the photo below.

In the gore bordering the Drury southbound on-ramp, we are removing material before building up the new pavement and beginning bridge piling.

SH22 / Great South Road

Last month, we resumed rebuilding the southern side of SH22 west of Drury Interchange, carrying out embankment and pavement works as shown in the photo above. This month we will continue with pavement construction and underground utility service works in this same area in preparation for the new traffic lights. The new traffic lights are planned to 'go live' in March 2026.

While most of this stage of works will be built during the day, occasional night works will be required for safety reasons where our activities are too close to the traffic lanes.

SH1 south of Drury Interchange

Last month, we installed new stormwater outflow pipes along the southbound side of the motorway, south of Drury Interchange as shown in the photo above. This month, we will continue installing new stormwater pipes and shaping the swale drains for the runoff from the motorway. A major environmental improvement of the project is that all stormwater runoff from the motorway will be treated before it can enter local waterways (which wasn't required when the motorway was first built).

Community information day FAQs

On Saturday 29 November, the P2D project team attended the last community information day this year, held at the Drury School Hall. We had a total of 170 visitors through the door, all interested to learn about various projects underway in the area.

Some frequently asked questions (FAQs) on the day for the Papakura to Drury project team were: When will construction start for the cycleway / shared use path and will it be on both sides of the motorway?

The shared use path will be built on the western side of the motorway with connection points at Drury Interchange, Bremner Road, Park Estate Road and Papakura Interchange. Construction will start in 2026 - however the alignment for the path will initially be used as a haul road (similar to that currently seen north of Bremner Road and south of Slippery Creek).

What is the project completion date?

This stage of the project is expected to be completed in August 2030. As part of this stage of the project, we are widening ~3.3km of SH1 from the BP motorway service centre to the south side of Drury Interchange. We are also relocating and lifting Drury Interchange, building five new bridges and a number of large retaining walls, and building the shared use path.

How long will it take to build the new Bremner Road bridge over Ngaakooroa Stream?

Building a new bridge over Ngaakooroa Stream will take up to 2½ years following the removal of the

existing bridge. Transpower high voltage lines supplying the Auckland region are located directly above this site, placing significant constraints on how this bridge can be built. Building over a tidal stream is also a constraint requiring special care. We are now dismantling the old bridge, which we expect to complete early next year before starting to build the new (higher and wider) bridge.

When will the Bremner Road bridge over the motorway be demolished?

We are planning to demolish the existing Bremner Road bridge over SH1 in February 2026 during an extended 14-hour closure (from 7pm Saturday night to 9am Sunday morning) of the motorway between Papakura and Drury.

Rebuilding the new overbridge will take 3 years. Throughout bridge construction, two motorway lanes in each direction will be maintained during the day requiring a series of traffic lane shifts. Working next to live traffic limits the works that can be carried out during the day. A soil nail retaining wall is currently being built on the southern side of this site and a significant D-wall (retaining wall) will be built immediately to the north during bridge construction, adding to the complexity of this build.

“Where the only result that matters is yours!” drury@ljhooker.co.nz TNB Property Services Ltd (Licensed REAA 2008) 1/233 Great South Road, Drury 2113 https://drury.ljhooker.co.nz/