Issuu

The

Property Chronicle October 2026

"Where the only result that matters is yours!" TNB Property Services Ltd (Licensed REAA 2008)

RX RentExchange

LJ Hooker

Property Management Specialists

Town & Country

CONTENTS

Page

LJ Hooker Newsletter and Blogs Letter from Principal Join Our Team!

Brent Worthington

Welcome to Rent Exchange Short Term Rentals

Debbie Harrison Profile

Property Management September 2026 News Letter

Property Reports Stats September 2026

Tony Alexander Tony's view 이 Survey Insights for September 2026

John van Winden (New Zealand Home Loans)

Jash Chandra (Personalised Mortgages)

realestate.co.nz

Finance & Lending -

Properties

LJ Hooker Town & Country

Property Of The Month

51 Normanby Road, Karaka

Current Listings

Apartment Living

Recently Sold

Our People 31

Our Team New To Our Team

Angie Patel

Team Empower

KJ Klavenes

Johnny Bright (Apollo Auctions)

Local Updates NZTA

SuperGold

SH1 Papakura to Drury | Construction Update | September 2026

Welcome Here

LJ Hooker Town & Country

Hi, New Zealand's property market remained subdued in September, with values recording a sixth consecutive monthly decline as

elevated stock levels continued to give buyers time and negotiating power.

Six consecutive monthly falls might sound significant, but the size of those movements matters.

Values declined by 0.3% in September and are 1.3% lower than a year ago. That indicates a market gradually adjusting to

economic uncertainty and higher borrowing costs, rather than experiencing a sharp correction.

Meanwhile, the national average asking price has barely changed over the past year. Together, the two measures show that buyers remain cautious while many vendors are holding relatively firm on their price expectations. Cotality's latest Home Value Index showed national property values fell 0.3% during September and were 1.3% lower than a year

earlier. The national median property value slipped to $797,078, below the previous cycle low recorded in June 2023.

Buyers are active but remain selective and value conscious. They're attending open homes and making offers when they see the right property, but they're taking a very considered approach. They want to understand recent comparable sales, the condition of the home and whether the asking price reflects the local market.

For vendors, that makes the first few weeks of a campaign especially important. Presentation, pricing and marketing all need to work together to capture attention when buyers have plenty of alternatives.

Buyers are searching for quality and value, so vendors need to make it easy for them to see why their home deserves attention. That means presenting the property well, addressing maintenance where possible and setting a pricing strategy based on today's market rather than an earlier peak. The best campaigns are creating competition by reaching the right audience and giving buyers the confidence to act. Auckland's median property value remained above $1 million in September, sitting at $1,021,936. More than 3,500 new Auckland listings came to market during the month, an increase of 7.7% year-on-year while total stock rose 13.8% to 13,958 homes.

Property values also declined across all Auckland sub-markets in September. Papakura and Rodney recorded relatively modest

falls of 0.1%, while Manukau, Auckland City and the North Shore declined by 0.5% or more.

The market is likely to remain gradual and uneven until there is a clearer improvement in the labour market, household finances and confidence however, the current environment rewards realistic expectations and good preparation. There are genuine opportunities for buyers and sellers, but successful transactions depend on both sides responding to the market in front of them.

Buyers should have their finances organised so they can act when the right property becomes available. Sellers should focus on what they can control: presentation, pricing, marketing and choosing an experienced local agent who understands how buyers are behaving. If you're looking to sell, give us a call to get a free property appraisal to find out how much your property is worth. Your free appraisal will contain a detailed breakdown with an update on market conditions, how your property compares to similar properties based on local sales and listings and much more. As always we hope you enjoy this publicatication. 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 3

Ready to join a trusted

New Zealand brand? Contact our office: 09 294 7500

drury@ljhooker.co.nz

Property

The Difference

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.

LJ Hooker

LJ Hooker Town Country

RentExchange

Property Management Specialists

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debbie.harrison@ljhooker.co.nz

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Principal/Licensee Agent 0292 965 362

brent.worthington@ljhooker.co.nz

Debbie Harrison

RentExchange

Property Management Specialists

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. Debbie's attention to detail and organizational abilities are

exceptional, enabling her to efficiently handle all aspects of property management, from tenancy agreements and rent collection to property inspections and maintenance coordination. Debbie understands that property management requires a

compassionate and empathetic approach, and she always strives to create a positive and harmonious living environment for tenants while

protecting the interests of property owners. Whether you are a property owner seeking professional management services or a tenant searching for a well-maintained rental property,

Debbie is committed to delivering exceptional results and ensuring a smooth and rewarding experience for all parties involved.

With her excellent communication skills, strong work ethic and dedication to excellence, Debbie Harrison is a true asset to LJ Hooker, Rent Exchange.

Debbie Harrison

Property Management 021 303 864

debbie.harrison@ljhooker.co.nz

TNB Property Services Ltd (Licensed REAA 2008)

The Difference

October

Newsletter 2026

Should investors be

prioritising capital growth or rental yields? Owning an investment property has long been

considered a strategic way to build wealth, generate

passive income and secure a stronger financial future. The debate over whether to focus on income now or potential growth over time often influences the type of

property investors choose and where they buy. Some

investors prioritise steady rental income, while others

accept higher holding costs in the hope of achieving stronger long-term capital growth. Mathew Tiller, LJ Hooker's Head of Research, believes

ifference

vacancies or changes in borrowing costs can also

affect an investment's performance.

Property prices in metropolitan areas are often

higher, which can result in lower rental yields.

Regional markets may offer more affordable entry points and stronger yields, but performance varies considerably between locations. Investors should avoid making decisions based on headline figures alone.

Local employment, population growth, housing supply and broader economic conditions can all influence rental demand and capital growth. Access to transport, schools, shops and essential services

may also affect a property's appeal to tenants and

future buyers. Mr Tiller cautioned that investors should look beyond

there is no one-size-fits-all approach to choosing between capital growth and rental yield. The best

the advertised rent when assessing a potential

option is the one that suits the investor's budget,

vacancy risk, the property's condition and the

timeframe and goals. "Instead of treating rental yield and capital growth as

competing priorities, investors need to assess how the two work together to support their future plans," he said.

investment. This means considering tenant demand,

potential for future rent growth. "A property may appear to offer strong rental returns, but investors need to allow for rates, insurance.

repairs and periods without a tenant. Often, what remains after these costs can be a more useful

"Rental income can help cover the costs of owning an

measure." he said.

investment property, while capital growth increases its

Investors should also consider how easily a property

value over time. Before committing, it is important to consider the risks, assess how the property aligns with future goals and seek financial advice."

A stronger rental return can help offset mortgage

repayments, maintenance, management fees and other costs. This becomes increasingly important when interest rates are elevated or rising, placing additional

pressure on cash flow and household budgets.

Investors who rely on rental income to meet regular

expenses may place greater emphasis on yield. Those

could be sold if their circumstances change. A home that appeals to both tenants and owner-occupiers may provide greater flexibility and support future

resale demand.

"Ideally, investors should look for a balance between rental return and longer-term growth prospects.

Areas benefiting from population growth, employment opportunities, limited housing supply and well-planned infrastructure investment may offer stronger fundamentals, but each market and property

with a longer investment horizon and greater capacity

needs to be assessed on its merits."

to absorb short-term costs may be more willing to

Ultimately, the right balance will differ for every investor. Careful research, realistic budgeting and

target capital growth.

However, rental yields can fluctuate due to changes in

supply and demand, and past performance does not guarantee future returns. Unexpected repairs,

Ijhooker.co.nz

professional advice can help ensure a purchase

supports both immediate needs and longer-term objectives.

L Hooker

Staying ahead of property maintenance costs

Even with the best of tenants, investment properties

subject to wear and tear like any other home. A regular maintenance schedule and a bit of luck can

are

minimise the costs. but investors still need to

prepared for when something inevitably breaks down or needs replacing. Cathie Crampton, LJ Hooker's Head of Property Management Australia and New Zealand, said that with rising interest rates putting strain on cash flow, investors should avoid dipping into any emergency funds they have set aside for their property's upkeep. "There is some reluctance from landlords at the

moment to spend

maintenance, but it is a risky

strategy because we know that ignoring what initially

is a small repair can turn into something costly," she said.

"They also run the risk of a tenant ending their rental agreement early and moving out if there are unresolved repair issues. It is not worth your property sitting empty and earning no income by not dealing with any problems promptly." As a guide, it can be helpful to set aside the following amounts into a repairs and maintenance fund:

For a newer apartment with an active body corp.,

10 per cent of the rental income For a freestanding house, 1 per cent of its value For older homes or property in a coastal area

where weather may cause damage, 2 per cent of value. If cash flow is becoming a problem, it is a good idea to

request a rental appraisal to see whether your property

is achieving its full income

potential. It may be that

increasing the rent in line with others in your suburb

could help offset rising expenses. Your property manager can also set up an affordable

money in the kitty to tackle any future issues.

"If you have no money in reserve, then holding onto your investment becomes stressful," Ms Crampton

maintenance schedule, prioritising repairs such as leaking taps, blocked sinks, garden upkeep and pest control, along with essential safety checks such as

said.

smoke alarms.

at inconvenient times. You need to make sure there

Instead of splashing out on expensive updates, opt for high-impact cosmetic changes like new paint, flooring or tapware, which will refresh interiors but leave more

win

"Common problems such as replacing a hot water system or fixing an air-conditioner tend to pop upjust are

enough funds to ensure the property is sustained

in terms of its upkeep, which also minimises any potential litigation."

LG Q

LJ Hooker

LG OLED ev

your share in $23K of LG appliances*

Book an investment property appraisal today.

Disd inion 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. on of the pu Il informa tof this this publication car ication releaseand the publishers take no

ir fin responsibility for any factors that may change thereafter. Readers are advised to c not rely on this newsletter as a substitute for professional advice.LJ Hooker New Zealand Limited *T&Cs Apply

ljhooker.co.nz

making any investment decisions and should

LJ Hooker

Property Reports

L Hooker

The Difference

realestate.co.nz

National average asking price for September 2026: $855,245 Region

Sep-25

Jul-26

Aug-26

Sep-26

YoY

MoM

Auckland

$1,019,213

$L035,90I

$1,023,229

9993,562

-2.5%

-29%

Bayof Plenty

$926283

$896,083

$914.11P

$906,265

-22%

-0.9%

Canterbury

$727,482

$746,752

$739,493

$736,585

L3%

-0.4%

Central North Island

$758,040

$720,659

$744,020

8782,601

0.6%

2.5%

Central Otago/Lakes District

$1,517372

$1548,025

$1,601,064

SL586.916

4.6%

-0.9%

Coromandel

$1,000,157

$1014,516

$1,080,660

$L029,807

196

4.7%

Gisborme

$672,583

$675,682

$614,401

8669073

1539

7.3%

Hawke's Boy

$768,486

$804,605

$733,700

$754,135

-1.9%

201%

Manaжatu/Whanganul

$610,331

$592,335

$612,179

$61,722

0.3%

-0.16

Marlborough

$738,483

$771,748

$772413

$804,423

8.99%

4.7%

Nelson & Bays

$067,746

$034143

$020.271

5791,917

-0.7%

-4.4%

Northiand

$842,491

$786,678

$827,314

$801,407

4.9%

-3.1%

Otago

$6P6,430

$609,478

$589,304

$627,927

5.3%

6.6%

Southland

$560.523

$594,047

$610.799

$593.723

5.9%

-20%

Taranaki

$AP0,885

$686,725

$663,782

$682,610

-12%

2.8%

Waikato

$803,390

$802.455

SOTUB

$776,522

-3.3%

-430

WairarapO

$734.676

$093J12

$603439

$667,375

-9.2%

0.6%

Wellington

$813,362

$787.086

$7M,036

$795,935

-21%

28%

Weet Coast

$502845

$523,459

$465,809

$514,013

10.3%

National

$857346

$864,886

$849,123

$855.245

-0.2%

033

Price change Decrease 6%

Increase 16%

The average asking price is calculated by taking

overy residential listing's indicated asking price and

dividing it by the total number of propertie1.

Asking prices for new isting coloulaled os seaiotalyediusted

prices using XID ARIMA methodology.

realestate.co.nz

New listings

New property listings for September 2026

9,466 Compared to September 2025

0.8% Coromandel

Northland

92 10.8%

279

-8.2%

Bay of Plenty 548

Aucklond

3,581

0.9%

7.7% Waikato

747 -0.7% Central North Island

Gisbome

128

52 67.7%

-4.5% Taranaki

Hawke's Bay

168

252 -12.2%

-2.9% Nelson & Bays 183

Marawotu/mongonal

358

-1.1%

-10.7%

West Coast

Wairarapа

-14.3%

2.3%

Centrol Otogo/Lokes

Wellington 593 -4.4%

230

1.3%

Otago 311 -0.6%

Marlborough

Southland 165 -21.1%

Canterbury

123

9.8% 1,500 -1.9%

New listings are properties that have been added

Listing change Increase

Decrease 20%

206

20%

to realestate.co.nz during the month. This is

compared to the number of new listings in the same month in the previous year.

Actaal data of now lstisg.

e realestate.co.nz NZ Inventory of listings for September 2026

Rate of sale

27 weeks Compared to Long Term Average (LTA)

26 weeks

Northland

Coromandel

LTA: 70

LTA: 96

56 weeks

52 weeks

Bay of Plenty

Aucklond

23 weeks

37 weeks LTA: 23

LTA: 32

Waikato

27 weeks LTA: 29 Central North Island

Gisbome

36 weeks LTA: 50

29 weeks

LTA: 27

Taranaki 26 weeks

Hawke's Bay 21 weeks LTA: 24

LTA: 22

Nelson & Bays 21 weeks LTA: 21

Morawotu/whangonal 21 weeks

LTA: 26

West Coast

Wairarapа 36 weeks LTA: 51

42 weeks LTA: 101

Centrol Otogo/Lokes

Wellington

34 weeks LTA: 50

21 weeks

LTA: 15

Otago 20 weeks LTA: 20

Marlborough

Southland 14 weeks LTA: 24

Canterbury

29 weeks LTA: 33

17 weeks LTA: 21

Rate of sale

Increase

Decrease 20%

20%

Rate of sale means if no new listings were to come onto the market, all the existing properties in each region would be sold within the number of weeks stated, based on historical trends. The invenbary levels reflect the projectad number of weeks to cleor

ecsting inventory of ansold hotes on the martet motched to the Long Ters Averoge (LTA) for the region bosed on 1 years of seasosaly adjuated dota.

e realestate.co.nz

Total

Housing stock in September 2026

34,001

housing

Compared to September 2025

10.7%

stock Northland 1,555

Coromandel

728 16.4%

6.2%

Bay of Plenty

Auckland

2,060

13,958 13.8%

7.3%

Waikato

2,578 9.5% Central North Island

Gisbome

624

167

1.6%

62.7%

Taranak

Hawke's Bay

719

792

19.9%

1.5%

Nelson & Bays 604

Morawotu/whangon

1,264

7.2%

5.6%

West Coast

Wairarapа 440 15.5%

338

3.5% Central Otago/Loks

Wellington 1.894

779 2.6%

13.7%

Otago

Marlborough

905 7.5%

465 18.3%

Southland

Canterbury

391 -8.5%

3,740 8.8%

Listing change Increase

Decrease 20%

20%

420%

20%

The stock map shows the total number of residential dwellings that are for sale on the penultimate day of

the month.

Stock dato adusted for multiple Rstings

Finance

The Difference

& Lending

L Hooker

TONY'S VIEW

My aim is to help Kiwis make better decisions for their businesses, investments, home purchases, and people by writing about the economy in an easy-to-understand manner 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 24 September 2026

Monetary policy tightening risks ANZ's monthly

I did a radio interview this week regarding the ANZ economists' decision to lift their predicted peak for

the official cash rate cycle this time to 3.5% from 3.0%.

from 1992 the net proportion of businesses planning

The change is understandable considering the large number of factors pointing to upside risk for inflation

can

see this in the

Business

Outlook survey. Since inflation fell to average 2.4%

price rises has been 27%. The low in recent years was

35% mid-2024. The latest reading is 51%.

and interest rate predictions over 2027 and 2028 in

particular.

Pricing Intentions

Next 12 months

A good starting point is to realise that the Reserve

Bank made a mistake last year when they cut the cash 0.75% down to 2.25% over the October

Net % positive

rate

November period last year when the economy was already experiencing accelerating growth. GDP rose by 0.9% during the September quarter than another O.5% in the December quarter and 0.9% again in the March quarter.

ce:ANZ Business Outlool

They misread the state of the economy on the upside

just as they had misread it on the downside in the first half of 2024 when they warned about raising the cash rate above 5.5% as the economy was shrinking almost

Adding

2%.

businesses are delivering (driven by a need to rebuild

the

promise

higher prices

which

margins) is the illogic revealed in the Reserve Bank's

What this means is that with only 0.5% worth of cash rate rises so far this cycle they have not fully unwound

forecasts for the economy.

last year. That is, removing easy monetary policy has not ended, and tightening of policy into growth-restraint territory has yet to start.

They are predicting that the annual average rate of growth in our economy will lift from 0.9% in the year to

their mistake of

March 2026

ending A second key point I have been highlighting for over two years now is the way in which a well above average

proportion of businesses are saying they plan with the unspoken bit here being "when customer flows are stronger".

to 1.9% then 2.6% then 3.0% for year

March

2029.

They

also

predict

the

unemployment rate will fall from the current 5.6% to 4.6% come March 2029.

net

raising their selling prices

As a result of this acceleration in growth and reduction

in unemployment they predict the inflation rate will

fall from 4.1% (let's say 3% without the Middle East

War effect) to 2.1% come the end of next year then 2% after that. This does not add up.

TONY'S VIEW

Then there are the many things for which upside pricing risks exist, including but not limited to the

Domestic versus imported Inflation %

following.

Domestic (non-

tradeables) inflation

El Nino causing reduced agricultural production here and overseas pushing up food prices.

The Al boom causing computer chip prices to soar. As most electronic goods these days contain chips this means upward pressure on

directly to

consumers

prices for these things

and via higher business

costs.

2000

Also, a key source of downward pressure on our inflation for the past two decades has been falling prices for these things. Take that away and our underlying average domestic inflation rate of 3.5% is

Imported (tradeables) inflation

Source: Statistics NZ 2

Construction of data centres will tend to place upward pressure on electricity prices along with resources used in the construction sector.

revealed.

The terminology in the following graph is not completely correct but broadly, the orange line shows our own internally produced domestic inflation and the red line is imported inflation (plus items influenced

by export prices).

Since 2000

our

The NZ dollar is running at lower levels than the Reserve Bank and the rest of us expected. That means higher input prices but also better returns to exporters

bringing upside potential for our pace of economic

growth.

non-tradeables

inflation rate has averaged 3.5% versus just 1.4% for tradeables (imported).

New Zealand is

going through a period of falling

productivity. In the four years to March 2025 our level of productivity fell by 4%. That means with the same

The only reason our inflation has averaged 2.4% or so

quantity of inputs we can now only produce 96% of

this past quarter century is because of falling imported

the widgets we did four years earlier.

goods prices with a lot of those decreases being for

electronic goods like cell phones and computers. Multifactor productivity growth

2.0

0.5

0.0

Source: Statistics NZ

-25

2013

201

2019

2020

TONY'S VIEW

The Reserve Bank estimate that our potential growth rate is only 1.5% per annum. So, with GDP

interest rates elsewhere as Japanese investors increasingly divest from offshore assets to earn better

growth in the year to June of an annual average 1.8%

than expected fixed interest returns at home.

we are

already in resource-depletion territory.

Plus we should note the recent more hawkish than

Councils have two years to boost their rates as much as possible before rate caps come in from 2029.

expected comments about potential monetary policy changes in the likes of Canada, Australia, and the Eurozone.

Newly created

water

entities do

large

not

face

such

increases

Tuesday also saw own one central bank Governor

predicted for these bodies, if I were working at a council I'd be trying to figure out clever ways to shift council costs into the relevant new body entity.

warn of inflation in the short-term coming in higher

Now that the Ukrainians are attacking Russian oil and

Overall, we should expect the coming 1-2 years to be a period of upward revisions to inflation and interest 4.5%, not the rates. I pick an OCR peak of 4%

restraint

grain

and

not

only

are

distribution facilities there is

cost

extra upward

pressure on prices for both internationally. Higher

grain prices are relevant in that a lot of beef production offshore is grain-fed. Output will reduce and that means higher red meat prices which is good

than expected because of the persistence of high energy prices.

common view of 3.5%.

One economist with a challenged record of predicting

for our farmers but bad for the CPI.

has opined that current weakness in the housing market with regard to

house Around

the world

increased

resources

are

being

allocated to the production and running of defence systems. That

other

uses

means

fewer resources available for

and hence upward pressure

Oh, and watch for this red

herring.

global

prices

changes

turnover and prices means that

monetary policy is

already a lot tighter than people think and the need for higher interest rates is minor.

inflation at the margin.

What he and others are missing is that the housing We should also add in the global reassessment by

risk pricing for government bonds. Concerns are deepening about government debt levels and inability of most to rein in their deficits

investors

with the

US increasingly becoming a focus of this

concern.

This means higher average interest rates than would otherwise be the case.

market weakness we are seeing results primarily from

structural changes in the housing market discussed in

length here over recent years. Basically less investor demand, more construction and supply.

What about Labour's backtracking in their view on the worthiness of retaining interest expense deductibility for investors in residential property? They now promise no removal of this deduction if they help form a government. The change does remove a key source for current and prospective property

Note also the change happening in Japan. Their cash

rate has just been lifted to an over three decade high

investors. But there are plenty of other thigs which

of 1.25% with more increases looking likely. The period

investors are worried about.

we have

concern

lived through of cheap Japanese money is

coming to an end and the result may be some extra upward pressure on

TONY'S VIEW

This graph from the survey of investors which I run

with

sponsorship

from the

Property

Consortium

people shows that while 11% are worried about loss of

interest expense deductibility, more are worried about

insurance costs and council rates and about just as many concerned about house prices falling, interest

rates rising, and costs of maintenance.

Which things concern you most regarding returns on your investment going forward? 8

e price falls

terest rates risin

Meeting mortgage payments New government regulations regarding tenan

Imposition or strengthening of debt to i Imposition or strengthening of rest

Toughened Loan to Value Rati

Source: Investor

Insights Survey by Tony

Alexander

Reduced Being without suitable tenant

Dealing with a current unsuita

Local authority rates

Loss of

pense tax deductibility

TONY'S VIEW

If I were a borrower, what would I do? I reckon I've said enough about the upside risk to NZ

As warned, banks have started lifting their fixed rates

interest rates above. Suffice to say last night there was

but the weakness in

fresh selloff in fixed interest markets offshore in

expected economic data, oil price worries, and a bout of shivers about

response to some stronger than

government debt levels. The result is that the US ten year government bond

yield now sits near 5.11% from 4.66% a month ago.

dwelling

sales

and

strong

preference of people for fixing two years has actually seen

rates for that term cut slightly. Long live market

competition

but it won't live long will it.

The direction for interest rates is upward, and it is just a matter of making compete guesses as to the speed, when the peak comes, and how high rates will go. I see the official cash rate peaking between 4% and 4.5%

The NZ one year swap rate at which banks borrow

come 2028. Good luck.

has risen to

fixed one year to lend to you and I fixed for one year near 3.71% from 3.64% last week and

If I were borrowing atm I'd prefer fixing three years to

3.37% a month ago. The three year rate is now near

get away from the mess coming up.

4.25% from 4.18% last week and 3.79% a month ago. To see the interest rates currently charged by major lenders go to www.mortgages.co.nz Nothing I write here

anywhere else in this

publication is intended to be personal advice. You

should discuss your financing options with professional.

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.

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021 273 2200

john.van.winden@nzhl.co.nz

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Properties

LJ Hooker

The Difference

51 Normanby Rond. Karaka FOR

SALE

BANK THE LAND

LIVE THE LIFESTYLE

Positioned perfectly and offering exceptional future potential, this is a rare opportunity to secure a substantial 1.0110-hectare (more or less) holding of valuable land, currently zoned Residential Mixed Housing Suburban Zone. For the astute buyer, this property offers the best of both worlds live the lifestyle now while banking the land and exploring its future development potential. Subject to Auckland Council for approval of your proposed scheme, the site has the potential to accommodate a 19 to 22 lot subdivision, providing an exciting opportunity to unlock significant value from the underlying land. In the meantime, you can enjoy the benefits of the existing 450sqm dwelling, comprising seven bedrooms, three bathrooms and a three car garage. The home is perfectly livable and provides substantial accommodation, although it is fair to say the dwelling needs some love and attention to realise its full potential. For the right buyer, this presents an opportunity to improve, renovate and make the property your own while considering the longer-term development possibilities. The owners have already commissioned four scheme plans exploring subdivision options for the property and these are available to prospective purchasers on request. Alternatively, perhaps your strategy is simply to secure the land now, enjoy the lifestyle and investigate the development and capital -

growth potential further down the track.

Whether you're a developer looking for your next project, an investor seekinga substantial landholding, or a family wanting space, privacy and flexibility while retaining future options, this property presents a compelling combination of lifestyle, land and opportunity. The primary school at Hingaia offers convenience to parents with young children and the prestigious campus of Academic Colleges Group Strathallan is located an easy twenty minute walk away. Commuting to Auckland's CBD takes approximately forty minutes while the International and Domestic Airports are an easy twenty-five minute drive outside peak commuting times.

Additional local features include close proximity to Karaka Sports Park, Pukekohe Golf Club, superb local cafes and restaurants along

with the shopping districts of Takanini, Papakura and Pukekohe township.

FOR SALE

SALESPERSON

Brent Worthington

VIEW

By appointment Click here to view the full details on our website

029 296 5362

brent.worthington@ljhooker.co.nz

LJ Hooker

TNB Property Services Ltd Licensed REA 2008

Current Listings

LJ Hooker

October 2026

Town & Country

161 Wellington Street, Pukekohe 31

Calling first home buyers, downsizers and savvy investors.......

9 Chibnall Place, Conifer Grove 31

Amazing entry level buying for first home starters and investors alike. Offering a sound base with room to improve....

133 Jesmond Road, Drury Bare Land

Located in one of New Zealand's fastest growing regions,

this expansive landholding....

30b, 30c, 30d Tawa Crescent, Manurewa 4

Present all offers NOW!

Three townhouses built for comfort, style and convenience, these architectually designed 4 & 3 bedroom..

For Sale

View: By appointment or as advertised Ventita Attril

021 286 7792

venita.attrill@ljhooker.co.nz

For Sale

View: By appointment or as advertised Steve Reilly

021 930 352

steve.reilly@ljhooker.co.nz

Price By Negotiation

View: By appointment Brent Worthington

029 2965 362

brent.worthington@ljhooker.co.nz

For Sale

View: By appointment Steve Reilly

021 930 352 | steve.reilly@ljhooker.co.nz

Naren Pagadala 0204 054 899 | naren.pagadala@ljhooker.co.nz

Current Listings

LJ Hooker

October 2026

Town & Country

2/105 Carnoustie Drive, Wattle Downs 32

A Winner in Wattle Downs

For Sale

View: By appointment or as advertised

Ideal for first home buyers, young families as well as those

Steve Reilly

couples wanting privacy and a bit of room for....

steve.reilly@ljhooker.co.nz

with older siblings needing space to spread out. Elderly

33 Kohu Rd, Titirangi 42

THIS ONE'S A STEAL

This is an opportunity you simply cannot afford to miss.

The vendor has sent a clear message......

24 Leaver Pl, Weymouth 31

Freshly renovated throughout, this stunning 3 bedroom home with added conservatory/sunroom....

123 Jesmond Road, Drury 84

Poor Health Forces Sale

A rare opportunity is now available, offered for the first

time since 1974....

021 930 352

For Sale View: By appointment Brent Worthington

029 2965 362

brent.worthington@ljhooker.co.nz

Price By Negotiation View: By appoinment or as advertised Steve Reilly 021 930 352

steve.reilly@ljhooker.co.nz

Price By Negotiation View: By appointment Brent Worthington

029 2965 362

brent.worthington@ljhooker.co.nz

Union. Station Aparments

Auckland's most affordable apartment building

Discover the perfect blend of home, lifestyle, and investment at Union Station Apartments in Papatoetoe. Ideally located just 200 metres from the train station, and within minutes of Kings

College, Middlemore Hospital, Westfield Manukau, and Auckland Airport, this address offers unmatched convenience in a thriving area.

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. Residents enjoy peace of mind with round-the-clock security, on-site management, and 24-hour

maintenance support, ensuring an effortless and secure lifestyle.

Union Station Apartments present a smart investment opportunity. Fully approved for short-term rental management through platforms like Airbnb and Booking.com, these apartments offer the potential for yields of up to 8%*, or the flexibility to enjoy your home for personal use.

stylish, secure, and superbly located. Experience modern living at its finest Union Station Apartments, Papatoetoe your next move starts here. -

PRICE

SALESPERSON

Starting from $495,000

Brent Worthington

APARTMENT TYPE

1, 2 & 3 bedrooms Click here to view the full details on

our website

0292 965 362

brent.worthington@ljhooker.co.nz

LJ Hooker

TNB Property Services Ltd Licensed REA 2008

LJ Hooker Apartment Living

October 2026

Town & Country

Union Station Apartments at Papat

5 Coronation Road, Papatoetoe A ROCK SOLID INVESTMENT IN THE HEART OF РАРАТОЕТОЕ 1-2-3 BEDROOM APARTMENTS FROM

LOCATION

For Sale starting from $495,00О View: By Appointment Brent Worthington 029 296 5362

brent.worthington@ljhooker.co.nz

Your perfect purchase when location matters: •

partments

Prestigious Private Sc...

1/5 Coronation Road, Papatoetoe 1 1 Bedroom

1 -

Papatoetoe

Union Station Apartments at -

Your Perfect Purchase When Location

For Sale starting from $495,000

View: By Appointment Brent Worthington 029 296 5362

brent.worthington@ljhooker.co.nz

LOCATION Your perfect purchase when location matters: •

at P

Station Apartments

Prestigious Private Sc...

2A/5 Coronation Road, Papatoetoe

patostoe

For Sale starting from $495,00О View: By Appointment

21 2 Bed, 1 Bath - Union Station Apartments at

Papatoetoe Comfort and Convenience for all

Brent Worthington 029 296 5362 brent.worthington@ljhooker.co.nz

LOCATION

Your perfect purchase when location matters: • Prestigious Private Sc...

Union Station Apartments 24/5 Cor

2B/5 Coronation Road, Papatoetoe

atoetoe

2 Bed, 1 Bath

For Sale starting from $495,0О0

View: By Appointment -

Union Station Apartments at

Papatoetoe - Comfort and Convenience for all

Brent Worthington 029 296 5362 brent.worthington@ljhooker.co.nz

LOCATION Your perfect purchase when location matters: •

Apartments

Prestigious Private Sc...

2/5 Coronation Road, Papatoetoe

View: By Appointment

22 2 Bed, 2 Bath - Union Station Apartments at

Papatoetoe

For Sale from $495,000

Designed to Respect the Elements

Brent Worthington 029 296 5362

brent.worthington@ljhooker.co.nz

LOCATION

Your perfect purchase when location matters: •

Union Station Apartments

at Papatoeto

Prestigious Private Sc...

3/5 Coronation Road, Papatoetoe

32 3 Bed, 2 Bath

Papatoetoe

Union Station Apartments at

Enjoy up to 8% Investment Yield

For Sale starting from $495,00О

View: By Appointment Brent Worthington 029 296 5362

brent.worthington@ljhooker.co.nz

LOCATION

Your perfect purchase when location matters: •

Prestigious Private Sc...

29 09 294 7500

https://drury.ljhooker.co.nz/

1/233 Great South Road Drury NZ 2113

drury@ljhooker.co.nz

LJ Hooker Country

October 2026

Recently SOLD

Town &

27 Premila Drive, Pukekohe

SOLD

42 Positioned at the end of a peaceful cul-de-sac, this substantial 300m2 Brick & Tile home sits......

28 Thomason Cresent, Pokeno

Paradise in Pokeno

Enjoy Coming Home

Ventita Attril 021 286 7792

venita.attrill@ljhooker.co.nz

SOLD Paula Cox

021 396 977

Enjoy coming home to the very best of executive style living by residing in this sophisticated, well constructed sunny

jpaula.cox@ljhooker.co.nz

7 Bushlands Place, Opaheke

SOLD

home.....

361 Retro Family Haven in Prime Opaheke

Step into a home full of charm, character and possibility. This late 1960's inspired family classic....

430 Twilight Road, Brookby 43

Secluded Elegance Nestled in a sunny spot amongst the trees, is this

Steve Reilly 021 930 352

steve.reilly@ljhooker.co.nz

SOLD

Venita Attrill 021 286 7792

venita.attrill@ljhooker.co.nz

wondersful...

101 Old Wairoa Rd, Papakura 31

Hitting Te Do Up Jackpot In location, size and unbelieveable potential are high on

SOLD

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

your wish list....

18 Hadley Wood Dr, Wattle Downs 31

Location and Motivation!

If entertaining is high on your list, this property is going to

SOLD

Johnny Cleven

027 481 6422

johnny.cleven@ljhooker.co.nz

impress. Beautifully presented and set in a secure

peninsula subdivision....

30 09 294 7500

https://drury.ljhooker.co.nz/

1/233 Great South Road Drury NZ 2113

drury@ljhooker.co.nz

Meet our team

Venita Attrill

Paula Cox

Sales & Marketing Consultant M: 021 286 7792

Sales & Marketing Consultant

E: venita.attrill@ljhooker.co.nz

E: paula.cox@ljhooker.co.nz

Johnny Cleven

Atesh Narayan

Sales & Marketing Consultant M: 0274 816 422

E: johnny.cleven@ljhooker.co.nz

Naren Pagadala

Sales & Marketing Consultant Ph: 0204 0543 899

E: naren.pagadala@ljhooker.co.nz

LJ Hooker

Town & Country

TNB Property Services Ltd (Licensed: REAA 2008)

M: 021 396 977

Sales & Marketing Consultant M: 021 272 1912

E: atesh.narayan@ljhooker.co.nz

Steve Reilly

Sales & Marketing Consultant M: 021930 352

E: steve.reilly@ljhooker.co.nz

KJ Klavenes Sales & Marketing Consultant M: 027 556 6194

E: knut.klavenes@ljhooker.co.nz

Ursula Boyd

Brent Worthington

E: drury@ljhooker.co.nz

E: brent.worthington@ljhooker.co.nz

Office Administrator Ph: 09 294 7500

Principal/Licensee Agent M: 0292965 362

"Where the only result that matters is yours!"

New to our Team

Team Empower

Mounika Patel

Angie Patel

Mabel Mathew

Sales Consultant

Sales & Marketing Consultant

Sales Consultant

E: mounika.patel@ljhooker.co.nz

E: angie.patel@ljhooker.co.nz

M: 0220 0999 990

ANGIE PATEL | TEAM LEADER

M: 0226 764 778

M: 0220 278 846 E: mabel.mathew@ljhooker.co.nz

TEAM EMPOWER

Driven by people. Defined by strategy. Focused on results.

With 17 years of real estate experience, Angie Patel brings a powerful combination of commercial acumen, accomplished leadership and genuine human connection to every property journey. Leading TEAM EMPOWER at LJ Hooker Drury, she blends seasoned market expertise with intelligent strategy, skilled negotiation and disciplined execution, all delivered with a highly personal, people-first approach. Her career spans healthcare management, sales, IT project management and human resources, including

extensive leadership experience across the UK and New Zealand. Having proudly called New Zealand home for over 20 years, Angie has built strong community connections and a deep understanding of people and

property. Angie has embraced the Kiwi and British lifestyle and developed strong connections.

TEAM EMPOWER serves Pokeno, Pukekohe, Karaka, Manurewa and wider South Auckland, while never

allowing geography to define its service. Location is a distance, not a limitation. Behind Angie is a knowledgeable, energetic and collaborative team were character matters as much as capability. Integrity, transparency, accountability, empathy and strong human ethics underpin every relationship. Their philosophy is simple: Bespoke. Local. Going the Extra Mile. Bespoke, because every property and every purpose is different. Local, combining genuine market insight with the strength of the LJ Hooker network.

Going the Extra Mile, because exceptional outcomes demand more than good enough. TEAM EMPOWER also looks beyond the transaction. Sell, rent, retain or reinvest? They help clients understand the possibilities and make informed property decisions aligned with their bigger picture. Known for tenacity, commercial thinking and confident negotiation, Angie believes successful outcomes are created through preparation, positioning, communication and strategy-not chance. Fluent across the team in English, Malayalam, Hindi and Gujarati, they connect naturally across diverse communities.

People | Property | Purpose | Peace of Mind

People come first. Property creates opportunity. Purpose gives direction. Peace of Mind comes from knowing your next move is considered. making every move count. TEAM EMPOWER -

KJ Klavenes Realising he wasn't fixated in winning the game of life based on what college and conventional wisdom taught him, he focused less on the security aspect of jobs and focused more on helping people in their success on selling to earn his way. No stress. No guesswork. Just strategy, leverage, and results.

Now looking at KJ, you've either come to the conclusion or about to realize you're most likely going to see a SOLD sticker at the front of your property. "To help sellers win in one of the most competitive markets ever."

KJ is the one you call to make your real estate journey smooth, informed, and rewarding. If you value your time, the price for your property anda

dose of reality; You want to move to the next steр...

Speak with KJ.

KJ Klavenes Sales & Marketing Consultant 027 5566 194

knut.klavenes@ljhooker.co.nz TNB PROPERTY SERVICES LTD|

LICENSED REAA (2008)

Johnny Bright AUCTIONEER

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

M: 022 173 1885

E: johnny@apolloauctions.co.nz

Interested in working with the best in the business?

a pollo

The Difference

Local Updates

L Hooker

NZ TRANSPORT

‫ه‬7 AGENCY WAKA KOTAHI

SH1 Papakura to Drury Construction update 2 October 2026

Earlier this week, allSH1 southbound traffic between the BP motorway service centre and Drury Interchange was shifted onto a new

alignment, including a new bridge over Slippery Creek/Otuuwairoa Stream.

Construction update | He pānui Kia Ora

We are well into spring despite some late polar blasts and have made great progress on works across the Papakura to Drury (P2D) project site over the past month

read on for

updates. Please get in touch if you have any queries about the works shown in this issue or any

other aspect of the P2D project

you can reply to this e-newsletter or use our contact

details as shown at the end of this update.

(

Slippery Creek / Otuuwairoa Stream

Last month, we finished asphalting on the southbound side of the motorway between

the BP motorway service centre and Creek Street, including on the new bridge opened this week. We also completed finishing works on the new bridge, including installing new steel rail barriers (shown in the photo above) on top of the concrete barriers. Pictured above are some members of our bridge building and road widening teams.

This month, we will start dismantling and removing the old SH1 southbound bridge over Slippery Creek, working within the now-empty central median between the north

and southbound lanes. The old bridge will be sawcut and then lifted out in pieces. We will have environmental controls in place to ensure no materials or slurry enters the stream below during this operation. Slurry is formed when the water used to keep the concrete saw blades cool during saw-cutting mixes with the concrete dust created.

Bremner Road at Ngaakooroa Stream WWe have finished bridge piling for the new Bremner Road bridge over Ngaakooroa Stream, with the

eastern piles being completed last month.

The team has now started to bring in bulk fill material for the western abutment of the bridge (as shown above) and will continue this month. Later this month, we will be lifting in the bridge beams for this bridge under a full closure of Bremner

Road between Tributary Parade and Victoria Street

which is necessary for three days and four nights

as the cranes will need to be parked on the road either

side of the temporary one-lane bridge.

During this road closure, residents and motorists wishing to access the Auranga community will need to detour via SH22 and Jesmond Road. Access to the Drury Sports Complex will remain open via Victoria Street.

CNINTESREADYMIX

Bremner Road bridge over SH1 We continue to pour panels for the large diaphragm retaining wall (D-wall) on the

southbound side of the motorway fronting Counties Readymix, which we expect to complete late this month. Shown above are the reinforced steel cages used in the

construction of the D-wall for strength. By the end of September, we had poured 65 out of the 76 panels needed.

Once the D-wall is completed, we will start piling works on the southbound (eastern side) of the motorway for the new Bremner Road bridge over SH1. Earlier this week, we also started piling works on the western side of the motorway for

this new bridge.

Drury Interchange We finished installing reinforcing steel cages and poured concrete into the pile casings of the southern side of Great South Road in the southeastern triangle gore area of the

interchange.

In the northeastern gore, we continue to build a new retaining wall (shown above) and

are also bringing in 28,000m3 of aggregate to build up the future alignment of

southbound motorway lanes behind it.

Truck Mounted Attenuators operating a rolling block closure on SH1 north of Drury.

Rolling block closures Trucking tons of aggregate into the Drury Interchange area, or heavy trucks and construction vehicles needing to enter or exit the central median worksite during the day, creates a significant safety issue for motorway users and construction crews. With SH1 operating under a temporary 80km/h speed limit, our heavy trucks slowing down to enter a construction Site Access Point (or 'SAP'), or trying to re-enter the motorway at a SAP from a standstill, would be a traffic hazard for fast-moving vehicles

coming up behind them.

To prevent incidents and keep everyone safe, while still enabling work to be carried out efficiently alongside live traffic during the day, we periodically use rolling block closures (or 'rolling blocks') on the motorway.

Rolling blocks involve Truck Mounted Attenuators (see above at right) slowing the traffic down to create a protective buffer that allows our construction vehicles time to safely enter a SAP located ahead of the attenuators, or safely exit one and get up to speed. If your journey is slowed by a rolling block ahead, please be patient as the delay is temporary and necessary to ensure everyone's safety. Note: We only use rolling blocks when necessary to allow safe entry and exit from SAP that are accessible only from the motorway. We do not use them for SAP that can be accessed from local roads or from construction haul roads built alongside the motorway.

CASE

SAP 19

SH22/Great South Road

Day and night, we continue to install new underground stormwater pipes on and across SH22/Great South Road. Shown above, the team are excavating to install a new section of underground stormwater pipes on SH22. In the photo below, the team are installing large underground stormwater pipes on the

Drury southbound on-ramp near Great South Road. The recent 2-week closure of this on-ramp was lifted on schedule early this week and we thank everyone impacted by it for

their patience and understanding.

OTOM kS

Ful

o n H

South of Drury Interchange We continue to carry out ground strengthening improvements on both sides of the North Island Main

Trunk (NIMT) bridges over the railway lines, to build up what will be the new SH1 motorway alignment. Shown above on the northern side of the NIMT bridges, material is carted into site and then compacted.

Photo locations (in order of apperance)

RTH

DRURY

Motorway service centre

1-3 &7: Slippery Creek/ Otuuwairoa Stream

4: Bremner Road at Ngaakooroa Stream 5: Retaining wall by SH1 southbound 6/8/9: Drury Interchange + SH22/Great South Road

10: South of Drury Interchange

Looking ahead | E haere ake nei During the coming months, our project works include:

Starting earthworks for the shared use path on the northbound side of SH1, north of Park Estate Road bridge

Continuing pavement works on the northbound side of SH1, south of Park Estate Road bridge Starting pavement and utility services works in the central median of the motorway on both sides of Slippery Creek/Otuuwairoa Stream Removing the old southbound motorway bridge over Slippery Creek Starting to build the second half of the new southbound motorway bridge over Slippery Creek Continuing to build the new Bremner Road bridge over Ngaakooroa Stream Continuing construction of a diaphragm retaining wall (a D-wall) on the eastern

side of the motorway, north of Drury Interchange Completing a new retaining wall on the western side of the motorway, north of

Drury Interchange Continuing earthworks in both southbound triangle gore areas at Drury

Interchange Continuing to build the new motorway bridge over Great South Road at Drury

•

Interchange Continuing underground service investigations around Drury Interchange, including on the motorway, Great South Road, SH22 and Bremner Road Continuing to build a retaining wall on the southbound side of the motorway, south of the North Island Main Trunk (NIMT) railway lines Continuing ground improvements on both sides of the NIMT bridges.

Contact us | Whakapā mai For further information regarding the project, please contact our team: 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

SuperGold welcome here Get your golden

opportunities now

SuperGold Te kāri kõura

supergold.govt.nz

STRONG,SWEET BITTER e

LJ Hooker

Town & Country

"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/