Is buying a property in Herne Bay a good investment?

Last updated on December 20, 2023

Yes, the analysis of Auckland's property market is included in our pack

If you've marveled at the stunning views and exclusive lifestyle in Herne Bay, you might have envisioned making this waterfront Auckland neighborhood your idyllic haven on the shores of the bay.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for New Zealand, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Herne Bay?

Herne Bay in Auckland has gained significant popularity as a prime location for property buyers.

There are several reasons why it stands out compared to other real estate markets. Firstly, let's delve into what makes Herne Bay unique and appealing.

Herne Bay is renowned for its exclusive and upscale neighborhood, which is a major draw for those seeking a luxurious lifestyle. Its location is one of its most significant advantages.

Nestled along the waterfront, it offers stunning views of the Waitemata Harbour, making it a picturesque and serene place to live. This waterfront appeal is something that many other areas in Auckland can't match, setting Herne Bay apart as a highly desirable location.

In terms of its rise to popularity, Herne Bay's transformation began in the late 20th century. It gradually shifted from being a relatively average suburb to one of the most affluent areas in Auckland.

This change was driven by a combination of factors, including its beautiful coastal scenery, proximity to Auckland's central business district, and the influx of high-end property developments.

It seems likely. The demand for property in Herne Bay is consistently high, backed by the fact that it consistently ranks among the top suburbs in Auckland in terms of property values.

This enduring appeal is not just because of its current attributes but also due to the ongoing investments in the area, including property developments and local amenities. Such factors suggest that Herne Bay will continue to be a sought-after location for the foreseeable future.

Regarding the kind of people it attracts, Herne Bay tends to draw in a mix of successful professionals, celebrities, and affluent families. These individuals are often drawn to the area for its privacy, exclusivity, and high standard of living.

The presence of top-tier schools, gourmet dining options, and boutique shops adds to its appeal for those who value a high-quality lifestyle.

However, every location has its downsides, and Herne Bay is no exception. One potential weakness is its exclusivity, which translates to high property prices. This factor makes it inaccessible for a significant portion of the population.

Additionally, while the area is tranquil and scenic, some might find it lacks the vibrancy and diversity found in other parts of Auckland. This quieter, more reserved atmosphere may not appeal to everyone.

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Why is Herne Bay a nice place to live?

Herne Bay is often considered a nice place to live for several reasons, including its lifestyle, culture, and amenities.

The lifestyle and culture in Herne Bay are characterized by a mix of tranquility and luxury. This suburb is known for its beautiful beaches and parks, which offer a peaceful retreat from the hustle and bustle of city life. Residents enjoy a laid-back atmosphere, complemented by high-end amenities and a strong sense of community.

The area is also known for its historic villas and well-preserved heritage buildings, adding a unique charm to the neighborhood.

As for the expat community, Herne Bay is quite welcoming. Its upscale nature and proximity to the central business district make it an attractive option for expatriates, especially those in executive roles or with families.

The community is diverse, with a blend of locals and international residents, which contributes to a cosmopolitan vibe.

However, the cost of living in Herne Bay is on the higher end. Being one of Auckland's most affluent suburbs, property prices and rent are quite steep compared to other areas. This high cost extends to everyday expenses, reflecting the upscale nature of the neighborhood.

In terms of safety, Herne Bay is generally considered a safe place to live. Low crime rates and a strong community spirit contribute to a secure environment, making it a preferred choice for families and individuals seeking a peaceful residential area.

Herne Bay is well-equipped with various amenities and facilities. For education, there are reputable schools like Bayfield Primary School and Ponsonby Intermediate, providing quality education to young residents. Healthcare needs are catered to by nearby medical centers and hospitals, such as Auckland City Hospital.

For shopping and leisure, Jervois Road and Ponsonby Road are lined with boutique shops, cafes, and restaurants, offering a range of dining and shopping experiences.

The suburb's infrastructure is well-developed, with well-maintained roads, reliable utilities, and good internet connectivity. This efficient infrastructure supports the comfortable and convenient lifestyle Herne Bay offers.

Accessibility is another plus for Herne Bay. It's well-connected to other parts of Auckland, making commuting relatively easy. The suburb is just a short drive from Auckland's CBD, enhancing its appeal for professionals.

Public transportation options are available, including bus services that connect Herne Bay to various parts of Auckland. These services are frequent and reliable, providing a convenient alternative for residents who prefer not to drive.

How much does it cost to buy real estate in Herne Bay?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in New Zealand.

Buying a property in Herne Bay, involves navigating a diverse and dynamic real estate market.

Firstly, the types of residential properties in Herne Bay are quite varied. You'll find a range of apartments, houses, and luxury villas. The area is particularly known for its large, historic villas and modern, high-end homes, which offer spacious living with views of the Waitemata Harbour.

These properties, especially the luxury villas and waterfront homes, are in high demand due to their exclusive locations, architectural beauty, and the prestige associated with living in one of Auckland's most affluent suburbs.

Regarding property types, Herne Bay predominantly features resale properties, many of which are character homes with unique historical value.

However, there has been a trend towards new developments as well, especially modern apartments and renovated homes that blend contemporary living with the area's traditional charm.

The price range for properties in Herne Bay is among the highest in Auckland. You can expect prices to start from a few million New Zealand dollars, with luxury properties and waterfront homes reaching significantly higher figures.

In terms of price per square meter, properties in Herne Bay are on the upper end of the scale, reflecting the area's exclusivity and demand. The exact figures can vary widely depending on the property type, location, and features.

Over recent years, property values in Herne Bay have shown a general upward trend. This increase is attributed to the area's consistent popularity, limited property availability, and the overall growth of Auckland's real estate market.

The trend has been towards a steady appreciation in value, making Herne Bay properties a substantial investment.

Looking at the future, there are a few factors to consider. While there aren't any major city planning changes specifically announced for Herne Bay, the ongoing development and improvement in Auckland's infrastructure, like transport and amenities, could positively impact property values.

Additionally, any new luxury developments in the area could also drive up the average property value.

Predictions for the real estate market in Herne Bay in the coming years lean towards continued growth, albeit possibly at a slower pace than in previous years. The area's appeal is unlikely to diminish, thanks to its location, lifestyle, and prestige.

Factors like limited land availability, the desire for waterfront living, and the appeal of unique, high-quality homes suggest that Herne Bay will continue to be one of Auckland's most sought-after suburbs.

Where is the best area to buy a property in Herne Bay?

When considering the best area to buy a property in Herne Bay, it's essential to understand that this suburb, while relatively compact, offers a variety of atmospheres, property types, and price points.

Herne Bay is known for its peaceful, tree-lined streets and waterfront properties that boast stunning views of the Waitemata Harbour. The most prestigious and sought-after areas in Herne Bay are those along the waterfront, such as Marine Parade and Sarsfield Street.

Properties here are predominantly large, luxury villas and modern homes that come with premium price tags due to their exclusive locations and spectacular views.

The atmosphere in these areas is serene and private, appealing to those who value tranquility and exclusivity.

Another notable area is the northern part of Herne Bay, near the border with Ponsonby. This area offers a slightly different vibe; it's closer to the vibrant Ponsonby Road, known for its cafes, boutiques, and nightlife.

The properties here blend the traditional charm of Herne Bay with the lively atmosphere of Ponsonby, making it an attractive option for those who want a balance of tranquility and urban living.

Prices in this area can be slightly more accessible compared to the waterfront locations, but they are still high in the context of Auckland's property market.

As for up-and-coming areas within Herne Bay, it's a bit of a misnomer since most of the suburb is already well-established and highly valued.

However, there are pockets where redevelopment and modernization are occurring, offering opportunities for buyers looking for newer homes or properties with potential for renovation. Areas around the streets leading off Jervois Road are seeing some of this redevelopment.

When considering where to buy, it depends on your priorities. If you're after the prestige and tranquility of waterfront living, look towards Marine Parade or Sarsfield Street. For a mix of suburban peace and urban buzz, the areas closer to Ponsonby might be more appealing.

On the other hand, certain areas might not be advisable for all buyers. The very high price points and limited availability of waterfront properties can be a barrier.

Additionally, some streets further inland might not offer the same views and exclusivity as the coastal areas, which could be a downside for those seeking the quintessential Herne Bay living experience.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for New Zealand.

Area	Atmosphere	Property Types	Price Range	Notable Features
Marine Parade and Sarsfield Street	Serene and private	Luxury villas, modern homes	Very high	Waterfront views, exclusivity
Northern Herne Bay (near Ponsonby)	Balance of tranquility and urban living	Variety of homes including traditional and modern	High, more accessible than waterfront areas	Close to Ponsonby Road amenities, vibrant lifestyle
Areas off Jervois Road	Mixed, redevelopment areas	Newer homes, properties with renovation potential	Moderate to high	Redevelopment opportunities, modernization

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Is there a strong rental demand in Herne Bay?

In Herne Bay, the rental demand is indeed strong, but the nature of this demand, along with the specific preferences of potential tenants, varies and is worth exploring in detail.

Firstly, the rental market in Herne Bay tends to lean more towards long-term rentals. This preference is due to the suburb's nature; it's a predominantly residential area known for its tranquility and luxury properties.

Short-term rentals do exist, often catering to business travelers or visitors seeking a high-end stay, but they are not as prevalent as long-term rentals.

The target demographic for rentals in Herne Bay is quite specific. It largely includes professionals, often middle-aged, who are drawn to the area for its proximity to Auckland's central business district and the lifestyle it offers. These individuals or families typically look for properties that provide a balance of luxury and convenience.

The profile of potential tenants also includes expatriates, who often seek high-quality, well-furnished homes due to their usually temporary stay in the city.

Regarding the type of properties in demand, tenants in Herne Bay are often looking for well-maintained, modern homes or apartments.

Preferences lean towards properties with extra amenities like a garden, parking space, and modern fittings. Waterfront properties or those with a view are highly sought after, reflecting the area's upscale nature.

Specifically, areas like Marine Parade and Sarsfield Street, known for their luxury villas and modern homes, are quite popular.

However, there's also a demand in areas closer to Ponsonby, where tenants can enjoy a more vibrant lifestyle while still being in Herne Bay.

Amenities that can help reduce vacancy and attract tenants include updated kitchens and bathrooms, outdoor spaces, and proximity to local amenities like cafes, shops, and parks. Properties that offer these features tend to be more attractive to potential renters, thus minimizing the time they stay vacant.

In terms of potential returns on investment, properties in Herne Bay can offer substantial yields, but this comes with a caveat. The initial investment is high, given the suburb's status as one of Auckland's most affluent areas.

However, the strong demand for rentals and the high rental rates that premium properties can command do make for a promising return. You can expect rental yields to be competitive, but exact numbers vary depending on the property's size, location, and condition.

Lastly, in terms of properties gaining more demand and potentially better yields, modern homes and renovated older properties, especially those that balance luxury with a homely feel, are increasingly popular.

These types of properties appeal to the upscale market in Herne Bay and align with the expectations of potential tenants in the area.

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Is it easy to buy a property as foreigner in Herne Bay?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in New Zealand.

Buying property in Herne Bay, Auckland, as a foreigner involves navigating New Zealand's specific regulations and understanding the local market dynamics.

Firstly, it's crucial to be aware of New Zealand's regulations regarding foreign property ownership. In recent years, New Zealand has introduced stricter rules to regulate foreign investment in residential real estate.

The Overseas Investment Amendment Act 2018, for instance, requires overseas buyers to meet certain criteria to purchase residential land.

Generally, foreign buyers are restricted from purchasing existing homes, but there are exceptions.

Such as if you are a resident visa holder who has been living in New Zealand for at least a year and have spent at least 183 days in the country in the past year. These regulations are in place to manage housing affordability and availability for New Zealand citizens.

The purchasing process in Herne Bay, like elsewhere in New Zealand, follows a specific path. It typically involves property viewings, engaging a solicitor, conducting a property inspection, and securing financing if necessary.

A key step is the due diligence process, which includes checking the property's title, any local council issues, and understanding any body corporate fees if purchasing an apartment or townhouse.

Regarding the risks associated with property investment in Herne Bay, one primary concern is the high entry price. Herne Bay is one of Auckland's most upscale suburbs, and properties here come with a hefty price tag.

This high initial investment means that any fluctuations in the property market could have a significant impact on the investment.

Additionally, since the area is highly sought-after and has strict building regulations to preserve its character, opportunities for new developments are limited, which could impact future growth potential.

Common pitfalls or mistakes when buying property in New Zealand include underestimating the importance of due diligence and not fully understanding the legal and financial implications of property ownership.

Unique to New Zealand is the need to be aware of the Unit Titles Act if buying an apartment or townhouse, as this can impact your ownership rights and responsibilities.

Working with a local real estate agent or lawyer is highly important, especially for foreign buyers. They can provide invaluable guidance through the purchasing process, help navigate local regulations, and ensure that all legal requirements are met.

Local expertise is particularly crucial in Herne Bay, where the market dynamics and property values can be quite different from other regions.

Finally, common exit strategies for property investors in Herne Bay include selling the property for capital gain or holding it to generate rental income. Given the high property values in Herne Bay, capital gains can be significant, but this depends on market conditions.

Alternatively, renting out the property can provide a steady income stream, though this requires ongoing management and maintenance.