REAL ONE - Issue 42 - Stuart Trewheela

ISSUE 42 | May 2025

REALONE

Stuart Trewheela 027 482 4783 stuart.trewheela@raywhite.com

Wayne Maguire Let's unpack Auckland Capital Values

Inspiration

Seven ways to give your home the best first impression

Resene

Wood stock find your finish

Ray White Mission Bay 33 Tamaki Drive rwmissionbay.co.nz

Ray White St Heliers 10 Polygon Road rwstheliers.co.nz

Ray White Kohimarama 5 Averill Avenue rwkohimarama.co.nz

REAL ONE 2

Stuart Trewheela With a genuine client-focused & detailed approach to real estate, I am committed to working with you every step of the way to achieve your real estate goals.

With a client-focused and detail-oriented approach to real estate, I am dedicated to guiding you through each step towards achieving your property goals. I offer bespoke, high-quality marketing campaigns tailored to showcase your home above the competition. This ultimately leads to securing the highest possible price in all market conditions.

My strengths lie in buyer management, creative marketing strategies, and effective communication.

With a passion for small business, my background includes successfully running my own client facing luxury travel, IT & automotive businesses coupled with years of experience working internationally.

I am committed to providing the highest level of service to my clients, ensuring that every detail is meticulously managed while bringing a diverse set of skills to the table.

I have developed a strong sales and marketing background with solid negotiation skills. Equally as important, I love working with people and have a genuine duty of care for my clients while providing an analytical approach to managing your campaign or buyers advocacy.

I know all corners of our beautiful city well from my local small business experience and having grown up in Westmere, Remuera, Epsom, Buckland's Beach & Blockhouse Bay.

I possess intimate knowledge of Auckland's diverse communities and property landscape. From highvalue homes to new developments and rural properties, I am adept at managing complex transactions across the region.

As an independent agent focused on quality over quantity, while being supported by the incredible resources and talent throughout the entire Maguires One Team, I can add real value and expertise to every property transaction. This includes the ability to collaborate with agents across all brands and co-list with many other agents across our group of offices, tailored to best match your style of property and target market.

Feel free to reach out to me anytime to discuss how I can assist you in achieving your property goals.

Stuart Trewheela Licensee Salesperson 027 482 4783 stuart.trewheela@raywhite.com Ray White Maguires One Team StuartRealEstateNZ

stuartrealestatenz

REAL ONE 3

Stuart Trewheela CURRENT LISTINGS

REAL ONE 4

REAL ONE 5

REAL ONE 6

REAL ONE 7

Contents 10.

20.

Six warning signs for NZ’s economy could we slip into another recession?

Resene: Wood stock - find your finish

12.

34.

Street appeal: Seven ways to give your home the best first impression

What's happening in the market, local area statistics

17.

43.

Wayne Maguire: Let's unpack Auckland Capital Values

Properties for sale

REAL ONE 8

Welcome It’s been four years since Auckland last had Capital Valuations (CVs) struck.

Following the rigorous task of getting valuations done and assessed by the Valuer General, the new CVs will at last be applicable from 1 July 2025. I spoke recently to Auckland Deputy Mayor Desley Simpson and her message was clear: “don’t get hung up on the CV – it was struck at a moment in time”.

Great advice. These days, a property’s CV doesn’t dictate its market value it defines the level of council rates. These will be applied based on things like infrastructure changes, market fluctuations and regional factors. For a more reliable market value, ask your real estate salesperson for a comprehensive property appraisal. This factors in recent sales statistics, neighbourhood changes, what the buyers are saying and doing, and how one property compares with another.

Ray White Mission Bay

33 Tamaki Drive rwmissionbay.co.nz

Ray White St Heliers

10 Polygon Road rwstheliers.co.nz

Ray White Kohimarama

5 Averill Avenue rwkohimarama.co.nz

Make informed decisions that serve you well and just remember: the current CV should comprise only a small part of your overall assessment of a property’s value.

Wayne Maguire AREINZ CEO Maguires One Team

REAL ONE 9

Six warning signs for NZ’s economy - could we slip into another recession?

Written by Tony Alexander, Source: oneroof.co.nz

And none of these factors are related to Trump.

Since August last year, I’ve been warning Kiwis that the following long list of factors will hamper the strength of New Zealand’s economic recovery in 2025. I first made the list to dissuade people from taking risks that could not be justified by the mediocre outlook.

Now, I’m repeating it to remind people that the recent uncertainty unleashed by the US President isn’t the only thing they should be concerned about.

1. After the recessions of 1991, 1998, and 2009, exporters led the upturn, helped by the 10-15 cent fall in the Kiwi dollar. That is not in play this time around, with the Kiwi dollar roughly where it was two years ago.

2. Households face higher outgoings for electricity, insurance, and council rates.

3. Young people face the weakest jobs market most will have ever seen, and their feelings of job insecurity will restrain their willingness to spend.

4. Overspending by the previous government has led to a tightening of fiscal policy by the current government. If the government does not return the Crown’s books to order, New Zealand’s credit rating may be downgraded and interest rates could rise.

Standard and Poor’s has just warned that could happen in Australia if the government there is reelected this weekend and follows through on its new spending promises.

5. China accounted for 7% of New Zealand’s export receipts when the free trade agreement started in 2008, peaking at 33% in 2021. Now, China has some substantial economic problems to deal with, and there are no easy gains for New Zealand to reap. Twenty-seven per cent of the country’s export receipts come from China, and with growth deeply threatened by the US-initiated trade war, the previous growth surge looks like it will recede.

6. Growth in inbound tourism has largely stalled, the sheep and beef sector is shrinking (good meat prices for now though, along with dairy), and an oversupply of townhouses in New Zealand’s two biggest cities means falling multi-unit construction projects through to possibly 2027.

REAL ONE 10

Add to the above list the new trade war, which put the brakes on the global economy and brought back the spectre of rising inflation. Those are reasons enough for households to rein in their spending, and for businesses to pause hiring and investment plans.

But will these negatives tip New Zealand’s economy back into recession, after it recorded growth of 0.7% in the December quarter last year? Probably not. Interest rates have fallen by 2% and will go slightly lower for floating and short-term fixed rate products.

There is increasing scope for growth in the export education sector as Australia increasingly discourages foreign students, including with a new proposal to lift student visa fees.

Prices being received by dairy producers in international markets are elevated, and this will greatly boost the economies of New Zealand’s dairying regions. However, there will be some offset now that butter sells for $9 for 500gm locally.

Real estate and home lending activity have picked up since the middle of 2023, and businesses are still strongly indicating plans to boost capital spending in the various regular surveys produced in New Zealand.

There is a recovery underway in our economy, but it will be a relatively mild one when we take into account especially the absence of a large NZ dollar decline and the presence of the worst trade war and set of “beggar-thy-neighbour” tariff policies since the 1930s Great Depression.

Image used for advertising purposes only.

Property may not be a current OneRoof listing.

Make your property search simple.

Find your dream home with thousands of property listings right across the country.

Start your search at OneRoof.co.nz

ONE 11 SEARCHREAL NOW

Street appeal: Seven ways to give your home the best first impression Source: yourhomeandgarden.co.nz, Author: Carol Bucknell

Let's be honest, we all judge a house by its cover.

Real-estate agents love to bandy the phrase “street appeal” about when selling houses – and there’s no doubt about it, people generally judge a house by its cover.

Whether you’re planning to live in your home forever or flipping it to resell, the face it shows to the world should looks loved and cared for.

A scruffy front garden with cracked paving or a broken letterbox are easy fixes, but creating a new path or creating a new garden may take a weekend or two.

Whatever you decide to do, here’s some inspiration to help your house look its very best.

Seven homes that are serving street appeal 01. Front of house It may seem obvious, but there’s no underestimating the impact a freshly painted front door can make.

If it works with the style of your house, consider a statement front door (like this golden one in Mount Maunganui) with hardware to match.

While you’re at it, make sure your letterbox is up to scratch, too.

REAL ONE 12

02. Create a clear path The route between the street and your front door may be short, but it also needs to be quite obvious. If this is not the case, to avoid visitors stumbling around the garden trying to find the entrance, try placing a large pot or sculpture on the path as a pointer to the door.

Rerouting the front path might also be worth considering, but make sure any new paths follow a natural access pattern to the front door, otherwise, you’ll risk people cutting through garden beds.

If you have steps up to your front door, be sure to add sensor lights and a handrail as a safety measure.

03. D efine the space between the driveway and entryway If space allows, separate your pedestrian and vehicle access with planting such as low hedges or tough perennials like dieties, dwarf flax or lomandra.

Consider simply using different paving (like this white villa above) for the two entrances to avoid the front garden looking like a parking lot.

04. The right-size pathway The path to your front door should be generous, 1200mm wide at least. Replace chipped or stained pavers, or remove old-fashioned paving units and lay something more up-to-date.

Larger pavers create a more spacious, modern feel and can often be laid over existing concrete.

Ideally, select paving colours that work well with the existing materials on the house exterior and in the garden, like this Mount Maungani home that has matched the pavers to the wall.

REAL ONE 13

05. Create a gardening plan The landscaping at the front of your house should speak of you and your home – a kind of first impression for guests. Consider well-performing species in your climate and don’t rely on annuals unless you plant them in pots and can replace them regularly.

Better to use low-maintenance species that have good form and foliage, including bromeliads, camellias, coloured flaxes, libertia, succulents, corokia, box and michelia.

This St Mary’s Bay home in Auckland has opted for layered planting; tall trees, small potted plants and ground cover to add some greenery to their front entrance.

06. Create a sense of arrival Signal to visitors that they have arrived at your place with a lovely feature such as a large handsome pot, piece of art, decorative screen or architecturally shaped plant. Better yet, if you have the space, create an area for people to pause and admire the garden en route to the front door. Place a bench or artwork along the path.

(Or get yourself a very good dog to welcome all your guests, just like this modern barn in Kumeu).

07. Get your front fence in shape The benefits of a good quality front fence goes without saying. But, if you’re building a new boundary structure, consider stepping it back from the footpath a foot or so so you can plant in front.

This also leaves a space for a lovely threshold area at the gate, separate from the public space.

Like your front door, the front gate is a portal to the space between the street and the house. Its appearance is a marker of your style, so don’t settle for the bland or average, particularly when there are some great custom-built designs around. Make sure existing gates are in good condition.

REAL ONE 14

Sesame Prawn Toasts Recipe by Jamie Oliver, Photography by David Loftus, Source: dish.co.nz

HANDS ON: 11 minutes | COOK: 15 Minutes MAKES: 8 INGREDIENTS • • • • • • • • •

1-drawer air fryer 2 slices of white bread 2 spring onions 2cm piece of ginger 165g raw peeled king prawns, from sustainable sources 1 tbsp low-salt soy sauce 1 medium free-range egg 2 tbsp toasted sesame seeds olive oil

METHOD 1. Pop the bread into the air-fryer drawer and cook for 3 minutes at 200°C, or until one side is golden.

You might need to do this in batches.

2. Trim and finely slice the spring onions, putting the green tops aside for garnish.

Peel and finely chop the ginger.

Add the prawns to the party, drizzle over the soy, then chop it all together until fairly fine. Crack over the egg and mix to combine (or blitz everything in a food processor, if you prefer).

3. Spread the prawn mixture on the untoasted side of the bread right to the edges, then cut each piece into four triangles and sprinkle over the sesame seeds. Evenly space in the drawer, in batches if needed, spritz with olive oil, and cook for 12 minutes at 180°C, or until golden and cooked through.

EASY AIR FRYER BY JAMIE OLIVER “Quick, easy, and super-convenient, air fryers have well and truly earned their place in our kitchens. So, I’ve spent months experimenting to unlock their true potential. And let me tell you, it’s a riot of colour and flavour.”

4. Transfer to a serving platter and sprinkle over the reserved spring onions. Great with sweet chilli sauce, or your favourite condiment, for dunking.

Easy Air Fryer by Jamie Oliver is published by Penguin Michael Joseph © Jamie Oliver Enterprises Limited (2025, Easy Air Fryer).

Recipe photography: © David Loftus, 2025.

REAL ONE 15

Ray White Now Introducing Ray White Now, an insight to provide clarity to all our customers on what is happening in the market now.

If you are considering selling we explain how you can take advantage of the current conditions to achieve the best possible sales outcome.

APRIL

2025

P R O U D LY P R E S E N T I N G N E W Z E A L A N D P R O P E R T Y M A R K E T I N S I G H T S I N R E A L T I M E

T I M I N G

I S

E V E R Y T H I N G

Why sell now?

Daniel Coulson Chief Executive Ray White New Zealand

After years of volatility, 2025 is shaping up to provide a rare moment of balance for homeowners – presenting, perhaps a fleeting, but no less valuable window where opportunity exists on both sides of the residential real estate transaction.

“For homeowners contemplating a move, this is an unusually well-aligned moment,” says Ray White New Zealand Chief Executive, Daniel Coulson. “The market is neither overheated nor flatlining. It’s poised and beneficial in equal measure.

“National data from our Ray White network reveals a clear uptick in listings. This greater level of supply offers buyers more choice, requiring sellers to make strategically planned decisions.

“We’re seeing evidence of properties that are priced judiciously and marketed effectively, selling swiftly,” Coulson says. “But now, more than ever, presentation and precision matter.”

OPPORTUNITY ON BOTH SIDES Today’s residential property market isn’t being dominated by either camp. We’re not in the depths of a buyer’s market, nor are we at the frenzied peak of a seller’s cycle, Coulson says.

Instead, the forces of supply and demand appear to be in harmony.

Click here to read the full edition

REAL ONE 16

“This kind of equilibrium can be empowering. It gives sellers confidence that buyers are active and engaged and gives buyers the room to make considered decisions. The result?

More constructive negotiations and more predictable sale timeframes.”

Source: realestate.co.nz, Macrobond, ANZ Research

Sentiment is also buoyed by several factors, notably improved affordability and a sustained period of interest rate easing. However, the clock is ticking. Many analysts expect the Reserve Bank of New Zealand (RBNZ) to shift its stance away from easing bias in the second half of 2025.

“The current market reflects the tailwind of recent Official Cash Rate (OCR) reductions,” Coulson says. “Sellers who act now can ride that momentum before the landscape shifts again.”

BORROWING CHEAPER, FOR HOW LONG? The RBNZ’s latest 0.25 per cent reduction to the OCR at its 9 April Monetary Policy Review had been largely locked into economic dialogue from earlier guidance, despite recent economic data showing stronger-than-expected growth and persistent inflation.

“Even a modest reduction to the OCR has ripple effects. In 2025, borrowing is cheaper, lending competition is fierce, and refinancing is surging. One in seven homeowners are switching lenders – a sign not just of opportunity but of momentum. And when momentum enters the housing market, prices don’t stay static for long.

“Backdropped by this, it is no coincidence that sales volumes and mortgage approvals have begun to lift – clear signs that confidence is no longer just a feeling – it’s showing up in results.”

RAY W HITE NO W NE W Z E AL AND | 7

Wayne Maguire: Let’s unpack Auckland Capital Values Written by Wayne Maguire, CEO Maguire & Associates

I recently sat down with Auckland’s Deputy Mayor Desley Simpson for an in-depth chat about the impending Capital Values (CVs) expected to be released shortly.

I recently sat down with Auckland’s Deputy Mayor Desley Simpson for an in-depth chat about the impending Capital Values (CVs) expected to be released shortly. It has been four years since we last had new CVs struck and following the enormous task of getting the new valuations done, CVs are expected to come into effect from 1 July 2025. We had an immensely insightful discussion about how the new CVs will impact the 630,000 rateable properties across Auckland. After some delay while the Valuer General audited the submitted property valuations and sought additional work to be carried out, new CVs will now be published almost six months later than expected.

This rigorous procedure to properly determine rateable values should reassure homeowners that an authoritative and reliable process has been undertaken making sure current rates are accurate and consistent.

Auckland City Council are proposing a 6.8% rise in rates for the 2025/26 year. This does not mean that every ratepayer will be receiving that percentage increase in their rates. There will be fluctuations and as Desley articulated, the average increase for Auckland property owners would be around $233 per annum. Many ratepayers may not be aware that only approximately 35% of the council’s overall income is derived from the rates they pay. This contrasts favourably with that of many other councils around the country who rely much more heavily on their rates revenue. The Auckland City Council has sought to apply a fair assessment across suburbs and their properties with the scope of values variations largely impacted by infrastructure changes, comparable market fluctuations, and where in the motu your property lies. It’s been a misconception that your CV will determine how much your rates will be. It’s not that simple – so many other factors are at play in striking property valuations for rating purposes.

This brings us to how your new CV impacts the market value of your property. In times past, the tendency to link the CV to the market value of a property was considered a valid approach. Those days are thankfully long gone. We encourage sellers and buyers to refrain from placing weight on the CV as a benchmark for determining the value of a particular property. Of course, knowing the CV and associated annual rates will be factor in the cost of ownership when making decision on whether to buy.

However, in terms of market value of any Auckland property, a whole raft of attributes needs to be considered. Employing a real estate professional in your area who has all the statistics of recent sales, activities in neighbourhood, what the buyers are saying and doing, and how one property compares with another – these are the important benchmarks that will point to a more accurate appraisal of value.

The core message for Aucklanders engaging with the real estate market in 2025 is clear – do not get “hung up on the CV”. It was struck at a moment in time and the critical thing to focus on now is to ascertain what people active in the market think your property is worth to them right now. By talking to a professional real estate salesperson and taking onboard everything necessary to reach an understanding of market value, you’ll be able to confidently move forward on any transaction. Whether you are buying or selling, being equipped with the most comprehensive information – and that does include the property’s new CV – is going to be crucial in making informed decisions that serve you well.

If you would like to discuss this or any other matter regarding the real estate market, I would be delighted to hear from you.

Warm Regards

REAL ONE 17

Loan Market Lending Update Interest Rate Update: Risk Appetite, OCR Movements, and Strategy.

The New Zealand interest rate landscape remains highly uncertain, driven largely by global economic instability and domestic factors like rising tariffs and stubborn inflation.

As of now, the case for further Official Cash Rate (OCR) cuts is as strong as the case to hold steady.

While there's credible argument for a 25 basis-point cut in May, the Reserve Bank of New Zealand (RBNZ) faces a complex balancing act: determining whether the economy will recover on its own or whether deeper cuts — potentially 25 - 50+ basis points — will be needed to reignite growth.

Since August last year, we’ve seen a cumulative 200-point reduction in the OCR, a move that should have, in theory, sufficiently stimulated the economy.

However, the response has been muted, raising the possibility that further easing may be required.

Adding to the complexity, latest inflation figures (showed a modest rise to 2.5% up from 2.2% in the previous quarter largely driven by rent and rates albeit within RBNZ target band) suggest inflationary pressures persist. Yet, major banks are revising forecasts downward https://www.interest.co.nz/ economy/132922/david-hargreaveslooks-where-official-cash-rate-mightgo-what-means-mortgage-holder.

With a continuing weak economy supporting further rate cuts, Mortgage rates are based on an assumption OCR could fall to 2.75%. Markets are currently pricing in a 95% chance of another OCR cut in May, reinforcing the need for borrowers to reassess their risk appetite carefully.

Tenzin Choedon

Borrowing Strategy: Fix, Float, or Hedge?

Given the current environment, your approach to managing mortgage interest risk depends largely on your tolerance for uncertainty and market timing.

Short-Term Strategy: Fixing for 6 months (@ 5.49%) could give you flexibility, allowing you to reassess later in the year when we’ll likely have clearer direction from the RBNZ. However, you'd need the next fixed tranche to offer rates around 4.49% or lower to justify breaking even against fixing for (12 months @ 4.99%) now.

Medium-Term Strategy: Locking in a 12-month rate at 4.99% could offer stability if you believe rates will fall sharply later this year but remain volatile into 2026. If OCR falls to 2.5% by the end of 2025, fixing now could help you bridge the period of volatility with some certainty.

Hedging Approach: Splitting your borrowing — for example, fixing half the loan for 12 months and half for 24 months at the same rate — is a sound strategy. It provides protection against both sharper-thanexpected OCR cuts and any potential inflation surprises that might delay or soften rate reductions.

Summary In short, the likelihood of the OCR reaching 2.50% by late 2025 is growing credible, but not guaranteed. Economic data over the coming months will be critical. Given the wide range of possible outcomes — from further sharp cuts to a stabilisation if inflation persists — a strategy that balances fixed and flexible debt structures will likely serve borrowers best in this environment.

Mortgage Adviser 021 404006 tenzin.choedon@loanmarket.co.nz loanmarket.co.nz/tenzin-choedon

REAL ONE 18

Condensation on your windows?

Here’s how to prevent it Source: yourhomeandgarden.co.nz

Don't sweat it, prevent it!

Cooler, rainy weather is creeping in, and that means closed windows, stuffy rooms and lower air quality in our homes.

Unlike some other home ailments, that pesky condensation on the inside of your windows is caused by one issue that is plain and simple to diagnose. And yes – you should be paying attention to it.

Have you recently woken up to a window covered in condensation? You’ll have finally managed to exit the confines of your toasty warm bed on a cold winter morning, only to open your curtains to find an unpleasantly damp and foggy window pane obstructing your view. What a way to start the day!

Indoor condensation can be caused by a variety of factors, so we chatted to the Category Expert at Appliances Online, Colin Jones to find out what they are and what we can do about it.

What causes condensation on windows?

Indoor condensation is a symptom of a larger problem, and occurs when “warm, moist air comes into contact with cold surfaces like window panes and frames,” says Colin. This most commonly occurs when it is dramatically colder outside than inside, or “when you cook, take hot showers or use a clothes dryer”.

Is condensation on windows bad?

In general, condensation can be unsightly, like water stains on your walls or windows. But it can also cause other, more serious inconveniences, like musty smells or small amounts of mould on the surrounding frame.

If condensation only appears occasionally, like when you take a long, hot shower, there likely isn’t anything to worry about. You can just prop open a window and let the moisture exit your home. “If you don’t have this option, you can use exhaust fans in the bathroom and kitchen to remove excess moisture from the air,” Colin says.

However, if you are constantly battling with droplets on the inside of your windows, or especially when they form between two panes of double-glazed glass, it can mean that there is an issue or fracture in the seal between the panes. But fear not, you can always repair or replace damaged window seals to prevent moisture from forming. Renters will just need to chat with their landlord beforehand.

How to prevent condensation on windows There are several ways to prevent condensation on windows. According to Dee Carter, a professor in microbiology from the University of Sydney, ventilation will go a long way towards maintaining a mould-free home. “[Ventilation] will help clear out the polluted air and in the case of moulds will help to dry the space and reduce mould growth,” she explains.

Mould thrives in moist environments, and a home’s general humidity level would range between 30% and 50% for indoor areas, depending on where you live.

To keep mould growth in check, keeping the humidity below 50% is essential. Colin says appliances like dehumidifiers or air conditioners are great options to quickly reduce the humidity inside.

And how do dehumidifiers work again? “Air passes through the sensors on the unit and will extract excess moisture from the air. This moisture will be captured in a water storage container, which you simply remove, empty and replace when needed.”

Otherwise, it’s time to look at your window infrastructure. “Double-glazed windows can help keep the temperature of your window surface above the dew point, reducing the likelihood of condensation forming on the cold surface,” says Colin.

REAL ONE 19

Wood stock find your finish Source: oneroof.co.nz, Sponsored by Resene

A quick guide to finding the right stain, colourwash or oil for your wood.

Making the most of natural wood grain is a big part of our modern love for celebrating nature around our homes, both inside and out.

Wood finishes, whether it’s a beautiful flooring, a stunning deck or simple furniture finishes, gives our homes both durability and elegance.

When it comes to protecting and maintaining those wood finishes, finding the right product can be overwhelming. No piece of wood is the same, and they’re used in so many different ways inside and outside our homes. Here’s a quick guide from the Resene experts on finding the right stain, wash or oil to get the wood finish you want, with some quick tips you may not know.

Paint or stain?

Some of the things to consider when choosing how to finish your wood surfaces are: the age and quality of your wood, the type of wood, the wear and tear it will be subjected to - such as whether it will be walked on or simply admired from a distance, and whether it is inside or out.

Resene Woodsman Wood Oil Stain and Resene Waterborne Woodsman are exterior stains designed to colour your timber while allowing the natural grain to show through. They are also designed to stand up to exterior conditions. Resene Colorwood is designed for interior conditions.

Typical uses for Resene Woodsman would be garden furniture, fences, pergolas and weatherboards.

Resene Colorwood can be used on interior walls, floors, ceilings, furniture and other interior cabinetry.

REAL ONE 20

Don’t be tempted to interchange interior and exterior stains, says Resene paint expert Jay Sharples.

“Exterior stains are designed for exterior use and require the correct environment to dry and perform.

Interior stains are designed for interior use and won’t last as long in an exterior environment.”

Top tip: Resene Colorwood can be tinted to colours from the Resene Woodsman range. And Resene Woodsman Cedar Natural Wood Oil can be tinted to Resene Colorwood colours, so you can continue your colour from interior to exterior.

“If timber has previously been stained or you’re not sure of the current coating on the timber, it’s best to try a test area in an inconspicuous part.”

If in doubt check the front of the can or with staff at your Resene ColorShop.

The other thing to note about stains is that they are designed to be penetrating rather than surface forming, which means the stain will absorb into the grain of the timber, where paint sits on top.

That means, as well as being easier to apply and giving a transparent finish, stains typically need an additional maintenance coat about every two years.

Stains and wood oils tend to need less preparation than paint but it’s still important to ensure they have a good base. That means removing existing coatings such as old varnish or paint, either by sanding or using a paint stripper.

On exterior surfaces, as well as making sure the timber is bare, make sure you treat the wood with Resene Moss & Mould Killer, then thoroughly wash the surface with Resene Timber and Deck Wash so any mould doesn’t regrow through the stain.

Top tip: Many darker Resene Woodsman exterior stains come as Resene CoolColours which means they reflect more of the sun’s energy and are more resistant to heat damage from the sun.

One other thing to consider is whether you might want to change the colour of your wood at some point in the future. Resene exterior and interior stains come in a range of colours such as Resene Woodsman Natural or, for interiors, more colourful options like Resene Colorwood Apollo Blue or Resene Colorwood Red Pepper. This makes them hugely versatile and fun to work with, but it’s important to remember it is harder to change the colour of stained wood, Jay says.

“You can generally change to a darker colour but can’t get lighter unless you add a stain wash effect and the underlying colour may impact the final result. Because stains are semi-transparent the colour of the timber can also change the appearance of the stain.

“Depending on the stain originally used, you might be able to prime and paint to change colour, but it’s best to check in with experts at your Resene ColorShop in this situation or Ask a Resene Paint Expert free online, www.resene.com/ paintexpert.

Top tip: Stain colours can be mixed or diluted. Resene Colorwood Reducing Base can help you dial down a shade if it is too intense.

On the deck A good deck can transform your home, giving you that all-important indoor/outdoor flow.

Using a specific decking product will help make sure your wood deck withstands the wear and tear of high-use, but also the effects of UV, and rain preventing the wood from drying out and splitting.

Resene Woodsman Decking Oil Stain is a waterborne finish designed for common deck timbers such as pine, macrocarpa and other softwoods. If you have a hardwood kwila deck you can refresh its colour using Resene Kwila Timber Stain.

Once your deck is stained it’s a good idea to clean it every six to 12 months to keep it in good condition and re-stain two years. The re-stain may only need one coat applied, depending on how your deck has weathered.

Top tip: When staining new outdoor furniture give it time to weather to help open up the wood grain. This will allow the wood stain to better penetrate the wood.

What’s a wash?

A colourwash is similar to a stain in that it can colour and protect timber while offering slightly thicker cover yet still allowing the wood grain and character to show through.

REAL ONE 21

The most common type of wash is whitewash, which offers a charming, relaxed and ‘beachy’ finish to surfaces, but the Resene Colorwood interior range offers a range of wash shades, such as Resene Colorwood Mid Greywash to natural Resene Colorwood Bask and darker charcoal Resene Colorwood Shade.

Like stains, you need to choose colour washes designed for interior or exterior use. And, just like stains, the type of timber you are washing can have an impact on the finished colour result, Jay says. “Some woods like cedar are tannin rich, which will very likely change the appearance of your wash. I would always recommend a small test area before jumping into the main areas.”

When it comes to interiors, a favourite part about the Resene Colorwood We Speak Beach range is that you can apply it over existing varnish without needing to strip it all back to bare timber. Resene Colorwood Whitewash also helps to lighten interior stain finishes that may be too intense.

When to oil Wood oils can be a good option for your wood finish, particularly if they have been previously oiled, Jay says. “A product like Resene Woodsman Cedar Natural Wood Oil can be used on interior and exterior walls where you want to achieve a natural look while still providing protection for your timber. You could also use it on sark timber ceilings that flow from inside to outside.

“Using an oil over a stain may come down to the need to continue with the same system previously used on your timber. It might also come down to the location or just personal preference for a more light, oiled look rather than a more pigmented stain.”

It’s best to re-apply oils more regularly than stains; about every 12-24 months depending on the oil.

Top tip: Resene Woodsman Cedar Natural Wood Oil can be tinted to a range of shades from pale Resene Aotea to charcoal Resene Catlins and can be used on both exterior and interior walls and ceiling areas.

REAL ONE 22

When to go clear Typically, it’s not recommended to finish exterior surfaces with a clear coat, largely due to our high UV levels, Jays says, but products like Resene Qristal Clear polyurethane can be useful over interior stained or oiled surfaces, to make them easier to maintain and protect them from wear and tear.

On interior surfaces it’s a good idea to apply a natural-toned stain such as Resene Colorwood Natural as a basecoat underneath your clear finish, even if you want a very natural finished look. This will help protect the wood from damaging UV light. For the most natural look choose a Resene Colorwood colour close to your timber colour to keep the timber looking authentic.

If you’re opting for a clear finish to protect your wood, keep in mind the clear topcoat can alter how the colour appears. A clear gloss urethane such as Resene Aquaclear over Resene Colorwood stain will make the stain colour appear more vibrant than a clear flat finish such as Resene Aquaclear Natural.

Top tip: Waterborne Resene Aquaclear is a non-yellowing formula good for paler timbers such as pine, macrocarpa or oak, as well as MDF or particle board. It comes in a range of sheen levels.

The glossiest is the easiest to clean, the flattest is the most natural looking.

新西兰经济时报（NZET）专注报道地产、 财经与政策动态，服务华人社区。欢迎扫码关注我们

Scan the QR code to follow the latest Economic and Real Estate news, results and stories.

REAL ONE 23

0800 634 102 info@savagegarage.co.nz AMG

4.0L Petrol V8 Biturbo engine Carbon Edition arking sensors P and 360 cameras all around

FOR SALE 2018 Mercedes-Benz C63s AMG

L ane assist/ departure

$78,990 Recent

Service to engine, gearbox, new filters 4 .2L Petrol V8 DOHC engine Q UATTRO all wheel drive

FOR SALE 2012 Audi RS5 QUATTRO REAL ONE 24

F ull black leather package

$25,900

Teriyaki Pork Ribs Recipe by Jamie Oliver, Photography by David Loftus, Source: dish.co.nz

HANDS ON: 6 minutes | COOK: 55 Minutes SERVES: 2 INGREDIENTS • • • • • • • • • •

1-drawer air fryer 40g caster sugar 40ml low-salt soy sauce 1 tbsp rice wine vinegar 2cm piece of ginger 1 clove of garlic 1 tbsp cornflour 1 higher-welfare rack of baby back ribs (600g) olive oil 2 spring onions

METHOD 1. Remove the shelf from the airfryer drawer and go in with the sugar, soy and vinegar, along with 300ml of water. Peel and finely grate in the ginger and garlic, add the cornflour and mix to combine, then replace the shelf.

2. Rub the rack of ribs with a little olive oil and a pinch of sea salt, then place it on the shelf (cut it in half to help it fit, if needed). Cook for 50 minutes at 160°C, or until the meat is tender and starting to get gnarly.

3. Use tongs to carefully remove the shelf, tipping the ribs into the sauce, then turn the ribs to coat. Cook for another 5 minutes at 200°C, or until the sauce sets and darkens on the ribs and the surrounding sauce thickens, too.

EASY AIR FRYER BY JAMIE OLIVER “Quick, easy, and super-convenient, air fryers have well and truly earned their place in our kitchens. So, I’ve spent months experimenting to unlock their true potential. And let me tell you, it’s a riot of colour and flavour.”

4. Slice up the ribs, then trim, finely slice and scatter over the spring onions. Pour the remaining sauce into a bowl, for dunking. Great served with sticky rice and zingy seasonal greens.

Easy Air Fryer by Jamie Oliver is published by Penguin Michael Joseph © Jamie Oliver Enterprises Limited (2025, Easy Air Fryer).

Recipe photography: © David Loftus, 2025.

REAL ONE 25

独家专访Desley Simpson｜ 副市长正面回应CV延迟真相： 强调公平征税原则

奥克兰市议会原定于2024年中公布的新一轮房产估值（Capital Value, CV）评估，至今仍 未公开，引发公众广泛关注。 在估值延迟、数据透明度与财政动机频频遭遇质疑的背景下,《新西兰地产行情》于3月16 日对奥克兰副市长、资深市议员Desley Simpson进行了深度专访，以回应公众质疑。 以下为采访实录（答复内容保持原文未改，提问部分根据逻辑脉络略作编辑） ：

REAL ONE 26

问：副市长您好，公众很想知道奥克兰房产估值迟迟未公布的原因是什么？

Desley Simpson：目前我们正在进行额外的工作，以最终确定房产估值。市议会正在为向 奥克兰市民公布新估值做准备，或确认在接受估值署（Valuer-General）审查后是否需要 进一步修正。

我们预计将在5月进一步确认具体时间表，届时将获得估值合作方和估值署的反馈。我们正 努力推进这一流程，以便在2025年7月1日起应用新的房产估值（CV） 。 问：是否出现了新的估值延误？

Desley Simpson：并没有出现新的或二次延误，估值的时间安排并未发生变化，但具体时 间表在此期间得到了进一步确认。 以下是我们之前公布的流程与时间安排信息：

2024年9月审计后，估值署建议我们对数据进行一些修订，以确保其准确反映截至2024年5 月1日的市场情况，之后估值方可获得认证并公开发布。估值署表示，2024年的估值数据整 体质量良好，但奥克兰市议会需在以下方面进一步工作：确保销售数据、分区信息及开发 潜力在全区范围内一致性地应用于估值数据。 问：房产估值数据还需做哪些进一步修订？

Desley Simpson：根据估值署的要求，我们进一步聚焦于资本价值中“土地”和“建筑改 良”两个部分的比例划分：

土地价值反映的是空地状态下的价值，而建筑改良价值是指在土地上进行建设后的增值部 分。由于2021年以来分区规划的变更及开发活动的减少，许多房产的土地与建筑之间的价 值比例发生了变化，估值署希望这些变化能在估值中得到准确体现。 问：新的房产CV的变动会如何影响房主缴纳的地税？

Desley Simpson：房产CV的变动并不必然意味着地税的提高或减少。通常，只有当房产 CV的变动幅度高于或低于该地区平均水平时，房主所承担的税负才会增加或减少。 问：公众质疑市议会通过房产估值获取更多地税（财政）收入，您怎么看吗？

REAL ONE 27

Desley Simpson：不会。城市房产总价值的变化并不会影响市议会收取的地税总额。每年 ，市议会会根据三年期《长期规划》及公众咨询结果设定年度预算，并在此基础上确定所 需税收。估值仅用于公平地分配这一税收总额，确保每位纳税人的“份额”符合其财产在 整个系统中的相对价值。 问：新的房产估值反映的是当前市场售价吗？

Desley Simpson：我们（市议会）建议市民如需了解房产的市场价值，可咨询本地房产中 介或注册估价师。市议会的估值仅用于地税征收，不应作为保险、贷款用途的估价参考。 此次估值反映的是在2024年5月1日当天，该房产在没有家具的情况下可能的出售价格。 问：为什么市议会要为所有房产进行估值？

Desley Simpson：根据法律规定，所有市议会必须在不超过三年的时间内对其辖区内的房 产进行一次估值。这样可以确保地税按公平方式分配。上一次CV估值是在2021年完成，并 被用于2022年7月1日起的税务年度。 问：市议会是如何为房产估值的？

Desley Simpson：估价师通过分析房产类型、地理位置、本地销售记录以及其他相关因素 ，为每套房产设定一个合理的CV。请注意，这一估值不代表该房产当下的实际市场售价。 问：如果估值再次延迟，会发生什么？

Desley Simpson：我们正在全力推进估值流程，以确保2025年7月1日起启用新的CV。如 出现进一步延迟，市议会将视情况决定应对方案。但目前，我们专注于按时完成估值工作 ，5月将有更多确定信息。 问：由于房价普遍下跌，这是否与估值延期有关？

Desley Simpson：并没有。本次延期与房价涨跌无关。估值署要求我们进一步完善估值标 准的一致性，确保其准确反映销售数据、分区和开发潜力。这项估值工作的目的从一开始 就只是为了设定2025/26年度的地税。 问：谁负责本次的估值工作？

Desley Simpson：由于奥克兰拥有63万套可征税房产，我们与两家估值公司合作完成本次 估值工作，分别是 Opteon 和 QV。 问：大家都在关心一个问题：如果房产价值下降，我的地税是否也会跟着下降？

Desley Simpson：房产价值上升并不会增加市议会的税收收入，同理价值下跌也不会导致 税收减少。估值只是用来合理分配整个税收额度。 问：估值结果公布后，市民是否可以提出异议？

Desley Simpson：是的，程序如下：估值署一旦确认数据，市议会会对外发布新估值通知 。公告发布后，市民将有至少30个工作日可提交异议（ 《1988年估值法》规定） ，地税评 估将按新CV发送至各户。 若异议成立导致估值变更，市议会将重新发送地税评估，并退还多缴金额（异议完成后 ） 。通常，异议审核过程较长，难以在7月前全部完成，因每一例异议都需注册估价师实地 审核。2021年估值后，约收到9000件异议，占总房产数量不足2%。 问：财务困难的居民可以获得哪些帮助？

Desley Simpson：我们提供多种支持方式，包括：中央政府资助的地税减免计划、居民地 税延期支付计划、灵活付款方式（可按周、双周、月度、季度或年缴） 。更多信息可在奥 克兰市议会的官方网站中找到，我们鼓励需要帮助的纳税人尽早与我们联系。

采访结束时，我们询问了副市长Desley Simpson，她目前重点关注哪些关键举措，她指出 ，除了监督CV评估的最终确认之外，她的首要任务是领导市议会2025和2026年度的预算审 议，尤其是在平衡基础设施投资与公平支持社区服务之间。由于财政空间有限，确保战略 进展和保护居民核心利益仍然是她目前面临的“最严峻挑战” 。 REAL ONE 28

New Zealand Economic Times (NZET) NZET 是新西兰领先的中文媒体平台，专注于房地产、财经资讯与市场趋势解读。 我们服务于新西兰本地高质量的华语读者群体——包括地产投资者、 购房者、金融从业者及商业决策者。

我们的文章与视频内容长期稳定覆盖超过 50,000 名新西兰本地读者与观众， 正逐步成长为最具影响力与公信力的华文财经媒体之一。 我们原创的核心栏目《新西兰地产行情》 ，深度解析楼市动态与政策影响， 已成为本地最受关注的中文地产资讯品牌之一。 选择 NZET，即可借助我们专业的内容影响力与精准的读者触达力， 全面提升您在华语市场的品牌曝光与转化效果。 欢迎广告合作，获取最新媒体方案，精准连接新西兰核心华语市场。

New Zealand Economic Times (NZET) NZET is New Zealand’s leading Chinese-language media platform, focusing on real estate, financial news, and market trend analysis.

We serve a high-quality Chinese-speaking readership in New Zealand— including property investors, homebuyers, financial professionals, and business decision-makers.

Our articles and video content consistently reach over 50,000 local readers and viewers in New Zealand, and we are steadily growing into one of the most influential and trusted Chinese-language financial media outlets in the country.

By choosing NZET, you gain access to our professional content influence and highly targeted audience reach—empowering your brand to achieve greater exposure and conversion in the Chinese market.

Contact us for advertising opportunities and the latest media kit to connect directly with New Zealand’s core Chinese-speaking audience.

sales.nzet@gmail.com REAL ONE 29

Meet our team

Wayne Maguire

Ceo And Auctioneer

027 422 3377

Cathy Roselli

Ana Pristopan

Licensee Salesperson

021 351 313

Christine Kahn

Licensee Salesperson

Licensee Salesperson

Gerry Smutz

Jackie Dragicevich

0275 203 980

021 657 521

021 750 454

Licensee Salesperson

Lesley Harris

Licensee Salesperson

0274 935 498

REAL ONE 30

027 477 4407

Licensee Salesperson

Nadine Wilson

Licensee Salesperson

021 916 626

Anna Stephenson

Licensee Salesperson

021 393 565

Donna Watts

Licensee Salesperson

027 250 9417

Jono Barton

Licensee Salesperson

027 919 4944

Pauline Brown

Licensee Salesperson

021 731 023

Bryce Holmes

Licensee Salesperson

021 908 293

Ester Kanaway

Licensee Salesperson

021 523 637

Judith Everitt

Licensee Salesperson

021 2777 844

Peter Coker

Licensee Salesperson

021 666 203

Ray White Mission Bay, Kohimarama & St Heliers - Maguires One Team are experienced real estate professionals committed to providing you with the best possible service.

Rain Diao

Licensee Salesperson

021 066 4976

Vanessa Mowlem

Licensee Salesperson

021 840 700

Hermanus Verheyen Licensee Salesperson

021 081 16217

Elizabeth Ling

Licensee Salesperson

021 383 939

Richard Lyne

Licensee Salesperson

021 687 000

Vicki Huntley

Licensee Salesperson

021 702 443

Bella Stefano

Licensee Salesperson

021 668 938

Martin Ma

Licensee Salesperson

0277 888 365

Rosco Valentine

Licensee Salesperson

021 726 344

Priya Waller

Licensee Salesperson

021 131 2018

Lily Chang

Licensee Salesperson

021 280 5400

Larissa Tsapko

Licensee Salesperson

021 770 115

Stuart Trewheela

Licensee Salesperson

027 482 4783

Anya Khominich

Licensee Salesperson

027 654 3006

James Ford

Licensee Salesperson

021 020 37340

Mi Zhou

Licensee Salesperson

022 019 6329

REAL ONE 31

We have a specialist team of experienced and successful agents who have a unique insight into Auckland Suburbs including Mission Bay, St Heliers, Kohimarama, Orakei & Glendowie.

Jamie Stevens

Licensee Salesperson

022 426 3209

REAL ONE 32

Sam Dissanayake

Licensee Salesperson

021 807 814

Rushmi Mahmud

Licensee Salesperson

022 182 2122

Ray White St Heliers 10 Polygon Road rwstheliers.co.nz

Ray White Mission Bay 33 Tamaki Drive rwmissionbay.co.nz

Ray White Kohimarama 5 Averill Avenue rwkohimarama.co.nz

REAL ONE 33

What's happening in the market.

Local Statistics March 2025 REAL ONE 34

Residential Sales

Mission Bay, Orakei, Kohimarama, St Heliers, Glendowie

E26.7%

LAST MONTH

TOTAL SALES MARCH 2025

57 Sales

G12.3%

LAST YEAR

BREAKDOWN BY SUBURB Mission Bay = 8 | Orakei = 5 | Kohimarama = 9 | St Heliers = 26 | Glendowie = 9

MONTHLY SALES - LAST 12 MONTHS

E19.5%

LAST MONTH

MEDIAN SALE PRICE MARCH 2025

$1,780,000

G11%

LAST YEAR

MONTHLY TREND - LAST 12 MONTHS REAL ONE 35

Residential Sales

Meadowbank, St Johns, Glen Innes, Wai O Taiki Bay

G6.9%

LAST MONTH

TOTAL SALES MARCH 2025

27 Sales

G18.2%

LAST YEAR

BREAKDOWN BY SUBURB Meadowbank = 10 | St Johns = 6 | Glen Innes = 9 | Wai O Taiki Bay = 2

MONTHLY SALES - LAST 12 MONTHS

E17.4%

LAST MONTH

MEDIAN SALE PRICE MARCH 2025

$1,350,000

MONTHLY TREND - LAST 12 MONTHS REAL ONE 36

E8%

LAST YEAR

Residential Sales Stonefields, Panmure, Mt Wellington, Ellerslie

E49.2%

LAST MONTH

TOTAL SALES MARCH 2025

88 Sales

E14.3%

LAST YEAR

BREAKDOWN BY SUBURB Stonefields = 7 | Panmure = 12 | Mt Wellington = 55 | Ellerslie = 14

MONTHLY SALES - LAST 12 MONTHS

G5.6%

LAST MONTH

MEDIAN SALE PRICE MARCH 2025

$887,000

G19.4%

LAST YEAR

MONTHLY TREND - LAST 12 MONTHS REAL ONE 37

Residential Sales Remuera, Parnell, Mt Eden, Epsom, Greenlane

E53.2%

LAST MONTH

TOTAL SALES MARCH 2025

118 Sales

E2.6%

LAST YEAR

BREAKDOWN BY SUBURB Remuera = 39 | Parnell = 11 | Mt Eden = 31 | Epsom = 29 | Greenlane = 8

MONTHLY SALES - LAST 12 MONTHS

E6.6%

LAST MONTH

MEDIAN SALE PRICE MARCH 2025

$1,780,000

MONTHLY TREND - LAST 12 MONTHS REAL ONE 38

E1.7%

LAST YEAR

Residential Sales

Mangawhai, Mangawhai Heads, Wellsford, Kaiwaka

G41.1%

LAST MONTH

TOTAL SALES MARCH 2025

10 Sales

G50%

LAST YEAR

BREAKDOWN BY SUBURB Mangawhai = 4 | Mangawhai Heads = 2 | Wellsford = 4 | Kaiwaka = 0

MONTHLY SALES - LAST 12 MONTHS

G9.1%

LAST MONTH

MEDIAN SALE PRICE MARCH 2025

$875,000

G20.5%

LAST YEAR

MONTHLY TREND - LAST 12 MONTHS REAL ONE 39

Auction vs Other Sale Methods Maguires One Team - Reporting period: Jan 2025 - Mar 2025

AUCTION

OTHER SALE METHODS

59%

14%

(Maguires One Team percentage of homes selling within 90 days)

AUCTION

OTHER SALE METHODS

35 days on market 34 days on market

(Maguires One Team average days on market)

Sell with confidence through the auction method

REAL ONE 40

One Team's Recent Sales Specialising in the Eastern Suburbs

SOLD

SOLD

SOLD

79 St Andrews Road Epsom

26 Cotton Street St Johns

35 Hawkins Street Meadowbank

SOLD

SOLD

SOLD

131A Favona Road Favona

196 Riddell Road Glendowie

3/43 Waimarie Street St Heliers

SOLD

SOLD

SOLD

1/6 Holgate Road Kohimarama

11 Bromley Place Glen Innes

7/37 Upland Road Remuera

SOLD

SOLD

SOLD

14A Silverton Avenue Wai O Taiki Bay

2/68 Speight Road St Heliers

1/23 Holgate Road Kohimarama

SOLD

SOLD

SOLD

1E Griffin Avenue Epsom

25A Gollan Road Mount Wellington

3/81 Ashby Avenue St Heliers REAL ONE 41

Real Estate 20/20

Podcast out now!

Listen, Like and Subscribe, out now on all podcast platforms including video on YouTube.

Weekly episodes, interviews with property Experts & Wayne's tips for Real Estate Agents.

REAL ONE 42

Maguires PRESTIGE PROPERTIES

REAL ONE 43

4

3

3

1

41 Cliff Road, St Heliers A L E G AC Y P R OPER T Y W IT H ICO NIC VIEWS

Secure a generational legacy with this extraordinary freehold residence, perfectly positioned on a commanding northwest-facing clifftop site in one of Auckland's most coveted coastal enclaves.

Bathed in afternoon sun and offering breathtaking panoramas from Rangitoto Island to the iconic Sky Tower, this 3,700 sq ft home is a masterclass in timeless luxury and architectural poise. Rarely does a property of such calibre-where location, lifestyle, and longevity converge-become available.

Designed for both grand-scale entertaining and relaxed family living, the expansive open-plan interiors flow effortlessly into a world-class chef's kitchen. Floor-toceiling glass captures the stunning vistas at every turn, while beautifully curated gardens and a sun-soaked poolside terrace provide an idyllic setting for year-round enjoyment.

Blending contemporary elegance with natural surroundings, this residence embodies seamless indoor-outdoor living. Every detail has been thoughtfully considered-from the wet room offering convenient poolside access, to a dedicated home theatre perfect for immersive movie nights or keeping younger family members entertained for hours.

REAL ONE 44

Triple car garaging ensures ample space for vehicles, storage, and recreational gear, while the home's intelligent design offers future-proofing with the potential to extend above the garage-ideal for a teenage retreat or guest wing.

Tucked away in the prestigious St Heliers community, this home delivers the perfect balance of exclusive privacy and effortless access to the vibrant village, coastal boardwalks, and renowned local amenities.

Homes of this distinction and position are exceptionally rare-don't miss the opportunity to make this generational gem your own.

If you wish to schedule a private viewing, or register your interest, please contact Richard 021 687 000 Buyer Enquiry Over $7,500,000 Viewing: Please contact salespeople for viewing details

Richard Lyne 021 687 000 richard.lyne@raywhite.com

REAL ONE 45

4

3

2

40 Rawhitiroa Road, Kohimarama I C ON I C R A N G I T O T O V IEW S IN A LUSH KOH IMARAMA OAS IS

Step inside this extraordinary home and be immediately captivated by uninterrupted, picture-perfect views of Rangitoto Island - a daily panorama framed by floorto-ceiling glass and surrounded by a lush, subtropical garden. Perfectly positioned on a north-facing freehold circa 944m² land in the heart of Kohimarama, this property offers a rare blend of mid-century charm, architectural integrity, and effortless contemporary flow.

Bathed in natural light, the open-plan kitchen and scullery is an entertainer's delight, while the dining, and living area, complete with gas fireplace, connect seamlessly to sun-drenched outdoor entertaining spaces. Whether you're hosting an alfresco dinner or simply enjoying a quiet moment, the vistas of Rangitoto and the harbour create an ever-changing backdrop like living inside a work of art.

Designed with flexibility in mind, the home suits both growing families and downsizers alike. Enjoy the space of a large family home or the ease of single-level living and an apartment-style retreat on the main floor, while the versatile lower level presents an ideal space for extended family or guests.

REAL ONE 46

The downstairs 'granny flat' with both internal and external access - and car park - adds further value, whether for independent family members, border/au pair, and guests seeking their private retreat.

This tropical haven is only a short stroll to Kohimarama Beach, Madills Farm, and local primary schools, offering a coveted lifestyle of sun, sea, and serenity. And with ample space to add a pool, the garden oasis offers even greater potential to elevate your lifestyle in this exceptional setting.

Opportunities like this are rare - discover this hidden gem and experience Bays living at its best.

Auction: 1:00pm, Wednesday 4th June In Rooms, Ray White St Heliers 10 Polygon Road, St Heliers (unless sold prior) Viewing: Please contact salespeople for viewing details

Richard Lyne 021 687 000 richard.lyne@raywhite.com

REAL ONE 47

4

3

2

42 Ronaki Road, Mission Bay I MPRES S I VE S O L ID CO NCR ET E CO NTEMP ORARY RES ID EN CE

Located in one of Mission Bay's most coveted positions, this exceptional family home offers the epitome of contemporary coastal living set on 500sqm of prime real estate. Enjoy the ease of an easy care site with established tropical gardens.

Whether you're seeking a serene family retreat or a luxurious coastal abode, this impeccable timeless residence is a rare find, presenting an unparalleled lifestyle opportunity enjoying breathtaking sea views.

Flawlessly appointed interiors with solid timber flooring throughout.

Offering a relaxed yet sophisticated lifestyle, this immaculate property has been beautifully renovated and thoughtfully designed with spacious, light filled interiors.

Utilising premium luxury fixtures & fittings throughout, whilst offering the comfort and flexibility you would expect to find in a quality contemporary home. Creating the ultimate family sanctuary of luxury, design and privacy.

The clever design and layout is spread over three levels to ensure everyone has their own sense of space, whilst providing an alluring lifestyle and entertaining options for families of all ages. Designed to maximise indoor and outdoor living, the home features multiple expansive living spaces.

REAL ONE 48

The bespoke gourmet kitchen will surely be the hub of the home, fitted with top of the range appliances which are mostly integrated, providing a streamlined approach. Plenty of bench, cupboard and drawer space.

The sumptuous open plan living and dining area is an ideal space for both relaxation and entertaining, while the seamless transition to the sunny spacious deck will make entertaining a breeze.

Offering 4 or 5 generous bedrooms - all fitted with custom wardrobes, 3 bathrooms, 3 separate living areas, a separate laundry, significant storage options, generous double internal garage - including workbench, plus OSP for boat/guests, all of which sits safely behind electric gates.

Promising lifestyle excellence in this tightly-held location, walking distance to local amenities/cafe and parks.

By Negotiation Viewing: Please contact salespeople for viewing details

Vanessa Mowlem 021 840 700 vanessa.mowlem@raywhite.com

Jono Barton 027 919 4944 jono.barton@raywhite.com

REAL ONE 49

3

3

2

3/6 Keys Terrace, St Heliers L OO K I NG F O R A N A PA R T M ENT W ITH BREATH TAKIN G H ARB O UR VI EWS - T HEN L O O K NO FURTHER!

A short stroll to the St Heliers Village and the Waterfront with all it's Cafes, restaurants, retails shops and a newly opened Library, the location is nothing short of superb, sought after and all you could ask for.

North facing and sundrenched, this apartment is one of four and has been newly redecorated to a high specification. the harbour views are simply panoramic and breath taking.

Oddles of space, and all tastefully, elegantly presented, the living and dining areas are complimented by 3 double bedrooms each with its own ensuite. To top it off there is an additional study and a media room.

Every care has been taken to cater for a variety of modern lifestyles.

REAL ONE 50

With 100m2 of deck opening from the living, an ideal extension for your outdoor entertaining or simply enjoying family living.

The double garaging has one additional park.

This apartment has many extras, my invitation to you is make an appointment to view, you will be pleased you did! $4,350,000 Viewing: Please contact salespeople for viewing details

Lesley Harris 027 493 5498 lesley.harris@raywhite.com

REAL ONE 51

REAL ONE 52

Maguires RESIDENTIAL

REAL ONE 53

REAL ONE 54

REAL ONE 55

REAL ONE 56

REAL ONE 57

REAL ONE 58

REAL ONE 59

REAL ONE 60

REAL ONE 61

REAL ONE 62

REAL ONE 63

REAL ONE 64

REAL ONE 65

REAL ONE 66

REAL ONE 67

REAL ONE 68

REAL ONE 69

REAL ONE 70

REAL ONE 71

REAL ONE 72

REAL ONE 73

REAL ONE 74

REAL ONE 75

REAL ONE 76

REAL ONE 77

REAL ONE 78

REAL ONE 79

REAL ONE 80

REAL ONE 81

REAL ONE 82

REAL ONE 83

REAL ONE 84

REAL ONE 85

REAL ONE 86

REAL ONE 87

REAL ONE 88

REAL ONE 89

REAL ONE 90

REAL ONE 91

REAL ONE 92

REAL ONE 93

REAL ONE 94

REAL ONE 95

REAL ONE 96

REAL ONE 97

REAL ONE 98

REAL ONE 99

REAL ONE 100

REAL ONE 101

REAL ONE 102

REAL ONE 103

REAL ONE 104

REAL ONE 105

REAL ONE 106

REAL ONE 107

REAL ONE 108

REAL ONE 109

REAL ONE 110

REAL ONE 111

REAL ONE 112

REAL ONE 113

REAL ONE 114

REAL ONE 115

REAL ONE 116

REAL ONE 117

REAL ONE 118

REAL ONE 119

REAL ONE 120

REAL ONE 121

REAL ONE 122

REAL ONE 123

REAL ONE 124

REAL ONE 125

REAL ONE 126

REAL ONE 127

Country & Coastal

REAL ONE 128

REAL ONE 129

REAL ONE 130

REAL ONE 131

REAL ONE 132

REAL ONE 133

REAL ONE 134

REAL ONE 135

REAL ONE 136

REAL ONE 137

REAL ONE 138

Ray White Mission Bay

33 Tamaki Drive rwmissionbay.co.nz

Ray White St Heliers

10 Polygon Road rwstheliers.co.nz

Ray White Kohimarama

5 Averill Avenue rwkohimarama.co.nz

REALONE

Maguires Mission Bay Limited Licensed (REAA 2008)

REAL ONE 139