Authored by the expert who managed and guided the team behind the New Zealand Property Pack
Yes, the analysis of Auckland's property market is included in our pack
This article covers the current housing prices in Auckland as of January 2026, and we update it regularly to keep the numbers fresh.
Whether you are looking for an apartment in the city center or a family home in the suburbs, Auckland offers a wide range of options at very different price points.
We have gathered the latest data from trusted New Zealand property sources so you can get a clear picture of what to expect.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Auckland.
Insights
- About 30% of Auckland property sales happen through auctions, which means many listings do not have a fixed asking price, making it harder to compare upfront.
- The median Auckland home price in 2026 sits around NZ$1,050,000, but 80% of actual sales fall between NZ$714,000 and NZ$1,380,000.
- Premium school zones like Remuera can add 50% or more to property prices compared to similar homes in outer suburbs like Henderson or Manurewa.
- New builds in Auckland typically cost 5% to 12% more than comparable existing homes, mainly because buyers pay extra for modern insulation and no maintenance backlog.
- Auckland entry-level apartments start around NZ$420,000 to NZ$550,000, usually small one-bedroom units near the city center or Grafton.
- Ponsonby remains Auckland's most expensive neighborhood for 3-bedroom homes, with average prices around NZ$2,470,000 in late 2025.
- After adjusting for inflation, Auckland property prices have dropped roughly 4% over the past year, even though nominal prices only fell about 1.3%.
- Standalone houses still dominate Auckland sales at roughly 55% of the market, followed by townhouses at about 25% and apartments at around 15%.
What is the average housing price in Auckland in 2026?
The median housing price is more useful than the average because it represents the middle point of all sales, so a few very expensive or very cheap properties do not distort the picture.
We are writing this in January 2026 using the latest available data from authoritative New Zealand sources like REINZ and Barfoot & Thompson, which we manually verified.
The median housing price in Auckland in 2026 is NZ$1,050,000, which converts to about $613,000 or €520,000. The average housing price in Auckland is slightly higher at NZ$1,103,000, or roughly $644,000 and €546,000.
In the Auckland market in 2026, about 80% of residential properties sell between NZ$714,000 and NZ$1,380,000, which translates to roughly $417,000 to $804,000 or €353,000 to €682,000.
A realistic entry range in Auckland in 2026 is NZ$420,000 to NZ$550,000 (about $245,000 to $321,000 or €208,000 to €272,000), which typically gets you a small existing one-bedroom apartment around 40 to 50 square meters in Auckland Central or Grafton.
For luxury properties in Auckland in 2026, expect to pay between NZ$2,500,000 and NZ$5,000,000 (roughly $1,460,000 to $2,920,000 or €1,240,000 to €2,470,000), which would get you a renovated 5-bedroom family home of 280 to 350 square meters in premium areas like Remuera or St Heliers.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Auckland.
Are Auckland property listing prices close to the actual sale price in 2026?
In Auckland in 2026, listing prices typically close within 2% to 5% of the final sale price on average.
This happens because about 30% of Auckland sales go through auctions, which often have no fixed asking price at all, so buyers and sellers negotiate from scratch. The biggest variations occur with auction properties and in slower-moving suburbs where sellers may start higher and accept lower offers after weeks on the market.
Get fresh and reliable information about the market in Auckland
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What is the price per sq m or per sq ft for properties in Auckland in 2026?
As of January 2026, the median price per square meter in Auckland is roughly NZ$7,000 (about $4,090 or €3,465 per sqm), which works out to around NZ$650 per square foot (about $380 or €322 per sqft). The average price per square meter in Auckland is slightly higher at about NZ$7,350 (around $4,295 or €3,640 per sqm), or roughly NZ$683 per square foot (about $399 or €338 per sqft).
Smaller, well-located apartments and compact townhouses near the Auckland CBD or beaches have the highest price per square meter because location and walkability command a premium, while larger homes in outer suburbs like Henderson or Manurewa have the lowest because buyers get more space for their money but accept longer commutes.
In Auckland in 2026, the highest prices per square meter are found in Ponsonby at around NZ$17,000 to NZ$21,000 per sqm and Remuera at roughly NZ$12,600 to NZ$15,400 per sqm. The lowest ranges are in Henderson at about NZ$5,100 to NZ$6,200 per sqm and Manurewa at roughly NZ$5,200 to NZ$6,400 per sqm.
How have property prices evolved in Auckland?
Compared to one year ago, Auckland property prices in 2026 are down about 1.3% in nominal terms, but after adjusting for inflation of around 3%, the real drop is closer to 4%. This happened mainly because buyer budgets remain stretched even with some interest rate relief, and there is more choice on the market so sellers cannot push prices as hard.
Looking back two years, Auckland prices have stayed relatively flat in nominal terms, but inflation has eaten into real values. The combination of higher mortgage rates cooling demand and more listings giving buyers bargaining power has kept prices from rising.
By the way, we've written a blog article detailing the latest updates on property price variations in Auckland.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Auckland.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in New Zealand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are sold in Auckland and at what prices in 2026?
In Auckland in 2026, standalone houses make up roughly 55% of sales, townhouses and terraces account for about 25%, apartments represent around 15%, and other property types like units and lifestyle blocks cover the remaining 5%, which reflects Auckland's suburban character where most families prefer houses with land.
For average prices in Auckland as of January 2026: one-bedroom apartments average around NZ$450,000 ($263,000 or €223,000), two-bedroom apartments or townhouses average about NZ$714,000 ($417,000 or €353,000), three-bedroom townhouses or smaller houses average roughly NZ$1,030,000 ($601,000 or €510,000), four-bedroom family homes average around NZ$1,380,000 ($804,000 or €682,000), and five-plus bedroom luxury homes average about NZ$1,730,000 but go well above NZ$2,500,000 in premium suburbs.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Auckland?
- How much should you pay for a house in Auckland?
- How much should you pay for an apartment in Auckland?
- How much should you pay for a townhouse in Auckland?
- How much should you pay for a studio in Auckland?
How do property prices compare between existing and new homes in Auckland in 2026?
In Auckland in 2026, new-build properties typically cost about 5% to 12% more than comparable existing homes in the same area.
This premium exists because new builds come with modern insulation, updated wiring and plumbing, and no risk of weathertightness issues that can plague older Auckland homes, so buyers are willing to pay extra for peace of mind and lower maintenance costs.
Buying real estate in Auckland can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Auckland in 2026?
In Ponsonby, you will find renovated character villas and modern townhouses ranging from 120 to 180 square meters, with average prices for 3-bedroom homes around NZ$2,470,000 ($1,442,000 or €1,222,000). This premium comes from Ponsonby's walkable lifestyle, trendy restaurants, and proximity to the city center.
Takapuna offers a mix of family homes and townhouses near the beach, typically 120 to 200 square meters, with 3-bedroom averages around NZ$1,460,000 ($852,000 or €722,000). Buyers pay for the beach lifestyle, easy ferry access to the CBD, and strong rental demand in the area.
Remuera is known for large family homes of 160 to 300 square meters in top school zones, with 3-bedroom averages around NZ$1,820,000 ($1,063,000 or €901,000). The school zone premium is significant here, as families compete for spots in sought-after grammar schools.
You will find a much more detailed analysis by areas in our property pack about Auckland. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (NZD / $) | Avg per sqm (NZD / $) | Avg per sqft (NZD / $) |
|---|---|---|---|---|
| Henderson | Value / West | NZ$663,000 - 811,000 ($387,000 - $473,000) | NZ$5,100 - 6,200 ($2,980 - $3,640) | NZ$474 - 579 ($277 - $338) |
| Manurewa | Budget / South | NZ$679,000 - 829,000 ($396,000 - $485,000) | NZ$5,220 - 6,380 ($3,050 - $3,725) | NZ$485 - 593 ($283 - $346) |
| Papatoetoe | Family / South | NZ$756,000 - 924,000 ($441,000 - $539,000) | NZ$5,820 - 7,110 ($3,400 - $4,150) | NZ$540 - 661 ($316 - $386) |
| Glen Eden | Family / West | NZ$733,000 - 896,000 ($428,000 - $524,000) | NZ$5,640 - 6,890 ($3,290 - $4,025) | NZ$524 - 640 ($306 - $374) |
| Mount Wellington | Commute / East | NZ$809,000 - 988,000 ($472,000 - $577,000) | NZ$6,220 - 7,600 ($3,630 - $4,440) | NZ$578 - 706 ($338 - $413) |
| Albany | Family / North | NZ$958,000 - 1,171,000 ($560,000 - $684,000) | NZ$7,370 - 9,010 ($4,305 - $5,260) | NZ$685 - 837 ($400 - $489) |
| Glenfield | Family / North | NZ$910,000 - 1,112,000 ($531,000 - $649,000) | NZ$7,000 - 8,550 ($4,090 - $4,995) | NZ$650 - 795 ($380 - $464) |
| Mount Roskill | Commute / Central | NZ$861,000 - 1,053,000 ($503,000 - $615,000) | NZ$6,625 - 8,100 ($3,870 - $4,730) | NZ$615 - 752 ($359 - $439) |
| Ellerslie | Commute / Central-East | NZ$1,072,000 - 1,310,000 ($627,000 - $766,000) | NZ$8,250 - 10,080 ($4,815 - $5,885) | NZ$766 - 936 ($447 - $547) |
| Takapuna | Beach / Expat | NZ$1,313,000 - 1,605,000 ($766,000 - $937,000) | NZ$10,100 - 12,345 ($5,900 - $7,210) | NZ$938 - 1,147 ($548 - $670) |
| Remuera | Schools / Premium | NZ$1,639,000 - 2,003,000 ($957,000 - $1,170,000) | NZ$12,605 - 15,405 ($7,360 - $9,000) | NZ$1,171 - 1,431 ($684 - $836) |
| Ponsonby | Lifestyle / Luxury | NZ$2,222,000 - 2,716,000 ($1,297,000 - $1,586,000) | NZ$17,090 - 20,890 ($9,980 - $12,200) | NZ$1,588 - 1,941 ($927 - $1,133) |
How much more do you pay for properties in Auckland when you include renovation work, taxes, and fees?
When buying property in Auckland in 2026, expect to pay an additional 1% to 3% for fees alone, plus anywhere from 2% to 20% or more if renovation work is needed, bringing total costs potentially 5% to 25% above the purchase price depending on the property condition.
If you buy a property in Auckland for around $200,000 (about NZ$342,000), you would pay roughly NZ$5,000 to NZ$10,000 in legal fees, inspections, and setup costs. Add light cosmetic work like paint and flooring at around NZ$15,000 to NZ$30,000, and your total could reach about NZ$377,000 to NZ$382,000 ($220,000 to $223,000).
For a property around $500,000 (about NZ$856,000), expect fees of roughly NZ$10,000 to NZ$15,000 for conveyancing, building inspection, and moving costs. If you add a mid-level kitchen and bathroom renovation at around NZ$60,000 to NZ$100,000, you could end up paying NZ$926,000 to NZ$971,000 total ($541,000 to $567,000).
At the $1,000,000 level (about NZ$1,712,000), fees typically run NZ$15,000 to NZ$25,000, and a significant renovation could add NZ$120,000 to NZ$200,000 or more. This means your final cost could range from NZ$1,847,000 to NZ$1,937,000 ($1,078,000 to $1,131,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Auckland.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Auckland
| Expense | Category | Estimated Cost Range (NZD / $) and Details |
|---|---|---|
| Conveyancing / Legal | Fees | NZ$1,500 - 3,500 ($876 - $2,044). This covers the lawyer or conveyancer who handles the property transfer, title search, and settlement paperwork. More complex transactions or leasehold properties may cost more. |
| Building Inspection | Fees | NZ$500 - 900 ($292 - $526). A qualified inspector checks the property for structural issues, weathertightness, and maintenance problems. This is essential in Auckland where older homes may have hidden defects. |
| Valuation | Fees | NZ$600 - 1,200 ($350 - $701). Banks often require an independent valuation before approving a mortgage. The cost depends on property size and location. |
| Moving and Setup | Fees | NZ$1,000 - 3,000 ($584 - $1,752). This includes professional movers, utility connections, and initial setup costs. Larger homes or longer distances increase the price. |
| Initial Insurance | Fees | NZ$800 - 2,000 ($467 - $1,168). You will need house and contents insurance from settlement day. Premiums vary based on property value, location, and coverage level. |
| Cosmetic Renovation | Renovation | NZ$10,000 - 50,000 ($5,840 - $29,200). This covers paint, flooring, minor fixture updates, and landscaping. It is enough to freshen up a dated but structurally sound property. |
| Mid-Level Renovation | Renovation | NZ$60,000 - 200,000 ($35,000 - $116,800). This includes kitchen and bathroom upgrades, new appliances, and possibly minor layout changes. Popular for bringing older Auckland homes up to modern standards. |
| Major Renovation | Renovation | NZ$200,000 - 500,000 ($116,800 - $292,000). This covers structural work, weathertightness remediation, extensions, or full modernization. Essential for some older Auckland homes with leaky building issues. |
We made this infographic to show you how property prices in New Zealand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Auckland in 2026 with different budgets?
With $100,000 (about NZ$171,000), there is not really a normal residential market in Auckland at this price point, as you would only find options like CBD carparks on strata title, very unusual leasehold deals, or shared-ownership situations that are rare and require careful legal review.
With $200,000 (about NZ$342,000), options remain extremely limited in Auckland, though you might occasionally find a very small studio apartment in fringe CBD areas, usually with compromises like leasehold tenure, tiny floor space, or high body corporate fees.
With $300,000 (about NZ$514,000), you enter the realistic entry level for Auckland apartments: an existing one-bedroom apartment of 40 to 50 square meters in Auckland Central in an older building, a similar one-bedroom near Grafton or the city fringe, or a compact CBD studio with higher body corporate fees but good convenience.
With $500,000 (about NZ$856,000), you can access starter houses and townhouses in outer and mid-ring suburbs: an existing 3-bedroom home in Papatoetoe in the south, an existing 3-bedroom in Henderson in the west, or an existing 3-bedroom in Manurewa where you typically get the best space for your money.
With $1,000,000 (about NZ$1,712,000), you reach strong inner suburbs and premium townhouses: an existing 3-bedroom in Mount Eden or nearby central suburbs with a smaller section, an existing 3-bedroom in Takapuna near the beach depending on exact location, or a nicely finished 3-bedroom townhouse in commute-friendly Ellerslie.
With $2,000,000 (about NZ$3,425,000), you are in premium Auckland territory: a larger renovated family home in Remuera with school-zone benefits, a character villa or high-end townhouse in lifestyle-focused Ponsonby, or a big high-spec family home in coastal North Shore pockets where prices vary significantly by street.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Auckland.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Auckland, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| REINZ (Real Estate Institute of New Zealand) | REINZ is the industry body that publishes widely used, nationwide sales statistics and market commentary for New Zealand. | We used it for Auckland's market-wide median sale price and the share of sales happening via auction. We treated it as the headline benchmark for Auckland pricing as of January 2026. |
| Barfoot & Thompson Residential Sales Report | Barfoot & Thompson is one of Auckland's largest real estate agencies with detailed monthly reporting from its own sales. | We used it to estimate Auckland average pricing and to build realistic price bands using the distribution of sales by bedroom count. We also used it to support market context like where sales are concentrated. |
| Barfoot & Thompson Suburb Report | It provides a consistent, data-driven suburb breakdown using the same methodology each month from a major Auckland market participant. | We used it to compare neighborhoods using a like-for-like approach based on 3-bedroom properties. We also used it to populate the 12-neighborhood table and the expat-area examples. |
| Reserve Bank of New Zealand Exchange Rates | RBNZ is the central bank and publishes official daily reference exchange rates for New Zealand. | We used it to convert NZD prices into USD and EUR using the December 2025 rate. We kept one consistent rate for the whole article so numbers stay easy to compare. |
| RBNZ CPI Prices Data | RBNZ publishes CPI series in a standard format with clearly labeled quarterly changes and inflation rates. | We used it to inflation-adjust price comparisons so real changes are not distorted by general price inflation. We used the latest CPI reading available at the time as our inflation anchor. |
| NZ Legislation - Stamp and Cheque Duties Act 1971 | New Zealand Legislation is the official source for Acts of Parliament and their current status. | We used it to confirm that old stamp duty and conveyance duty provisions are shown as repealed. We used that to explain why NZ homebuyers usually focus on professional fees rather than transfer taxes. |
| Inland Revenue Bright-line Property Tax Guide | IRD is the tax authority and its guidance is the primary reference for how residential property sales can be taxed in New Zealand. | We used it to cover tax risk in plain English, mainly relevant if you are not buying as a long-term owner-occupier. We did not treat it as a routine buying cost for owner-occupiers but noted it matters for some scenarios. |
| Stats NZ | Stats NZ is New Zealand's official statistics agency providing authoritative demographic and economic data. | We used it to understand Auckland's population trends and housing demand drivers. We cross-referenced it with property data to contextualize market movements. |
| CoreLogic New Zealand | CoreLogic is a leading property data and analytics provider used by banks, valuers, and real estate professionals. | We used it to verify price trends and historical comparisons. We cross-checked their data against REINZ and Barfoot figures for consistency. |
| Auckland Council | Auckland Council is the local government authority responsible for planning, zoning, and property regulations. | We used it to understand zoning rules and development trends affecting property values. We referenced their data on building consents and urban development. |
| Trade Me Property | Trade Me is New Zealand's largest online marketplace and property listing platform with extensive real-time listing data. | We used it to verify current asking prices and listing trends across Auckland neighborhoods. We compared listed prices to sold prices from other sources. |
| realestate.co.nz | This is one of New Zealand's major property listing websites with comprehensive coverage of the Auckland market. | We used it to cross-check property listings and understand what is currently available at different price points. We verified neighborhood price ranges against their data. |
| interest.co.nz Property Section | Interest.co.nz provides independent financial and property market analysis widely followed in New Zealand. | We used it for market commentary and mortgage rate context. We referenced their analysis to understand buyer affordability trends. |
| QV (Quotable Value) | QV is New Zealand's largest valuation and property information company with access to comprehensive sales data. | We used it to verify historical price data and suburb-level trends. We cross-referenced their valuations against actual sales data. |
| RBNZ Monetary Policy | RBNZ monetary policy decisions directly affect mortgage rates and property market affordability. | We used it to understand interest rate trends affecting buyer demand. We referenced OCR changes to explain price movements. |
| New Zealand Treasury | The Treasury provides official economic forecasts and housing market assessments for the government. | We used it to understand macroeconomic factors affecting Auckland property. We referenced their housing outlook in our analysis. |
| Ministry of Housing and Urban Development | HUD is the government ministry responsible for housing policy and market monitoring in New Zealand. | We used it for housing supply data and policy context. We referenced their reports on housing affordability challenges. |
| Building Performance (MBIE) | This government agency oversees building standards and consent data across New Zealand. | We used it to understand new housing supply trends in Auckland. We referenced building consent data for new construction activity. |
| NZ Herald Property | The NZ Herald is New Zealand's largest newspaper with extensive property market coverage and expert commentary. | We used it for current market sentiment and expert opinions. We cross-referenced their reporting against official data sources. |
| Stuff Homed | Stuff is a major New Zealand news platform with dedicated property coverage and market analysis. | We used it to track market trends and buyer behavior. We referenced their suburb profiles for neighborhood context. |
| Infometrics | Infometrics is a respected New Zealand economic consultancy providing regional economic data and forecasts. | We used it to understand Auckland's economic drivers affecting property demand. We referenced their employment and income data. |
| NZ Property Investors Federation | NZPIF represents property investors and provides market insights from an investment perspective. | We used it to understand investor activity in Auckland. We referenced their data on rental yields and investment trends. |
| Property Council New Zealand | The Property Council represents the commercial and residential property industry with regular market reports. | We used it for industry perspectives on market conditions. We referenced their member surveys for market sentiment. |
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