Is buying a property in Thorndon a good investment?

Last updated on December 20, 2023

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

If you've marveled at the historic architecture and cultural heritage of Thorndon, you may have envisioned establishing a residence in this charming part of Wellington, immersing yourself in its local history and timeless allure.

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 Thorndon?

Thorndon in Wellington is a gem of a location that's been drawing the attention of property buyers for quite a while, and for good reason.

First off, Thorndon boasts a unique combination of historical charm and modern convenience. It's one of the oldest suburbs in Wellington, filled with beautifully preserved Victorian and Edwardian buildings.

This historical aspect sets it apart from many other real estate markets, which often focus more on modern developments. In Thorndon, you get a sense of connection to New Zealand's past, which isn't something you find just anywhere.

Thorndon began to really shine as a property hotspot in the late 20th century. This was when people started to recognize the value of its close proximity to Wellington's central business district, combined with its more relaxed, suburban feel.

As for whether this hype will continue, it's supported by facts like ongoing demand and limited supply Thorndon isn't getting any bigger, and that scarcity tends to keep property values robust.

It's particularly appealing to professionals and families. Professionals love being close to the city center without being in the thick of it, and families appreciate the suburb's safety, reputable schools, and community feel. There's a real neighborhood vibe in Thorndon, which is a big draw.

But, like any place, Thorndon isn't without its weaknesses. One notable issue is that because it's an older suburb, some of the properties might require more maintenance.

Also, being near the city center, you might find that it's not as quiet as more distant suburbs. And, while it has great access to the city, this also means it can get quite busy, especially during peak hours.

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Why is Thorndon a nice place to live?

Thorndon is known for its unique blend of charm and practicality, making it a desirable place to live.

The lifestyle and culture in Thorndon are distinct. As one of Wellington's oldest suburbs, it has a rich historical ambiance that's reflected in its architecture and streets. This heritage, combined with modern amenities, creates a lifestyle that's both cultured and convenient.

You'll find a mix of quaint cafes, boutique shops, and local businesses that give Thorndon a community-focused, almost village-like feel.

The expat community here is quite vibrant. Wellington, being a cosmopolitan city, attracts people from all over the world, and Thorndon, with its central location and historical charm, is particularly appealing to expatriates. This diversity adds to the area's cultural richness, making it a lively and inclusive place to live.

Living in Thorndon does come with a higher price tag compared to other areas in Wellington. The cost of living here reflects its desirability and central location. Housing prices, in particular, tend to be on the higher end due to the demand for properties in this historic and conveniently located suburb.

In terms of safety, Thorndon is generally considered a safe area. Like any city suburb, it's always wise to be mindful of your surroundings, but residents typically feel secure in their neighborhood.

Thorndon is well-equipped with amenities and facilities. For educational needs, there are reputable schools like Wellington Girls' College and Thorndon School.

Healthcare facilities are also readily available, with Wellington Regional Hospital nearby. For shopping and leisure, the Thorndon Quay and Tinakori Road offer a range of shops and eateries.

The quality of infrastructure in Thorndon is commendable. The roads are well-maintained, and utilities like water and electricity are reliable. Internet connectivity is generally excellent, in line with New Zealand's high standards for digital infrastructure.

Accessibility is another of Thorndon's strengths. It's well-connected to the rest of Wellington, making it easy to commute or travel around. Being close to the Wellington CBD, it's a convenient location for those working in the city.

Public transportation options are abundant. The suburb is served by multiple bus routes, making it easy to get around without a car. The Wellington Railway Station, one of the city's major transport hubs, is also within easy reach, providing access to regional and national rail services.

How much does it cost to buy real estate in Thorndon?

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 Thorndon is an investment that requires some understanding of the local real estate market.

Thorndon, with its unique character and prime location, offers a range of residential property types. These include apartments, classic houses, and on rare occasions, luxury villas.

The types of properties that are in particularly high demand in this neighborhood are the classic houses, thanks to their historical charm and the sense of community in the area. Apartments, especially those closer to the city center, also see significant interest due to their convenience for professionals working in Wellington.

In terms of new developments versus resale properties, Thorndon predominantly features resale properties, given its status as one of Wellington's oldest suburbs. There are some new developments, but these are less common due to the limited space and the desire to preserve the area's historical character.

Now, discussing the price range, properties in Thorndon can vary significantly in price, often depending on the type and condition of the property.

Generally, prices per square meter can range from NZD 8,000 to NZD 15,000 or even higher for premium, well-located properties. It's important to note that these figures can fluctuate based on market conditions and the specific characteristics of each property.

Over recent years, property values in Thorndon have seen a steady increase. This trend is driven by the suburb's desirability, limited supply of new properties, and general market trends in Wellington.

As for upcoming developments or city planning changes, these can be significant factors in property values.

For instance, any infrastructure development in Wellington that improves connectivity to Thorndon could make the area even more attractive, potentially driving up property prices.

Predicting the real estate market in Thorndon in the coming years involves considering several factors. Given the ongoing interest in the area, its limited supply of new properties, and its status as a desirable location, it's reasonable to anticipate continued demand and potentially increasing property values.

However, this is subject to broader economic conditions and changes in the real estate market at a national level.

Specific factors that indicate a potential increase in value in Thorndon include its historical significance, the ongoing demand for properties in well-established suburbs, and any improvements in local infrastructure or amenities.

Additionally, the general trend in Wellington towards urban living could continue to make Thorndon an attractive option for buyers, supporting sustained or increased property values in the future.

Where is the best area to buy a property in Thorndon?

When you're considering buying a property in Thorndon the 'best' area really depends on what you're looking for in terms of atmosphere, property types, and prices.

Thorndon is a suburb with a rich tapestry of characteristics, each part offering something slightly different.

One of the most sought-after parts of Thorndon is the area close to the Botanic Garden. This area is known for its serene atmosphere, being nestled against a backdrop of greenery.

The properties here are predominantly classic houses with historical charm. Due to the desirable location and the unique properties, the prices in this area are generally on the higher end of the spectrum.

Another notable area is around Tinakori Road, known for its vibrant community feel. This area has a mix of shops, cafes, and small businesses, making it a lively and convenient place to live.

The properties here are diverse, ranging from quaint cottages to more modern townhouses. The prices in this area can vary widely, offering options for a broader range of budgets.

For those looking for a quieter, more residential atmosphere, the streets closer to the Parliamentary precinct are a good option. This part of Thorndon is characterized by well-maintained, older homes and is a bit more secluded, offering a peaceful living environment. The property prices here reflect the quiet, upscale nature of the neighborhood.

In terms of up-and-coming areas within Thorndon, there aren't any specific new developments as the suburb is largely established and focused on preserving its historical character.

However, pockets closer to the CBD might see more rejuvenation and modernization, potentially making them areas to watch.

If you're looking for a property, areas like those near the Botanic Garden or Tinakori Road are great options, offering a blend of lifestyle, convenience, and community.

On the other hand, areas closer to major roads might be less advisable for those seeking tranquility due to traffic noise and higher levels of activity.

Ultimately, the best area in Thorndon for you will depend on what you value most – whether it's being close to nature, in the heart of a bustling community, or in a more secluded and peaceful environment.

Each part of Thorndon has its own unique charm and appeal, and the variety of property types and prices reflects this diversity.

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
Near Botanic Garden	Serene, greenery	Classic houses	Higher end
Tinakori Road	Vibrant, community feel	Mixed (cottages to townhouses)	Varied
Near Parliamentary Precinct	Quiet, residential	Older homes	Upscale
Close to CBD	Potentially more modernized	Diverse	Varied
Near major roads	Active, less tranquil	Varied	Varied

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Is there a strong rental demand in Thorndon?

Thorndon does indeed have a strong rental demand, and understanding the nuances of this market is key for anyone considering investing in rental properties there.

Firstly, in Thorndon, there's a notable demand for both short-term and long-term rentals, but for different reasons. Short-term rentals are popular due to the suburb's proximity to Wellington's CBD and tourist attractions, making it ideal for visitors and business travelers.

Long-term rentals, on the other hand, are sought after by professionals working in the city, as well as families and expatriates who appreciate the suburb's historical charm and community feel.

The target demographic for rentals in Thorndon is quite diverse. For short-term rentals, the typical tenants are tourists and business travelers. These individuals often look for furnished apartments or small houses that offer convenience and easy access to the city.

For long-term rentals, the tenant profile includes young professionals, families, and expatriates. They tend to prefer properties that offer a balance of proximity to the city and a quiet, community-oriented environment.

When it comes to the types of properties in demand for rentals, there's a variety. For short-term rentals, fully furnished, modern apartments or smaller homes are preferred.

For long-term rentals, there's a demand for both apartments and larger family homes. These tenants are often looking for properties with good living spaces, modern amenities, and, if possible, a garden or outdoor area.

Specifically, areas like near the Botanic Garden and Tinakori Road are quite popular for rentals. These areas offer a mix of tranquility and community vibe, which is attractive to tenants.

Amenities that can help reduce vacancy in Thorndon include proximity to public transport, availability of parking spaces, and modern conveniences within the property, such as high-speed internet and updated appliances.

These features are essential for attracting and retaining tenants, as they add to the overall living experience in a city-focused lifestyle.

Talking about potential returns on investment, properties in Thorndon can offer attractive yields, especially given the steady rental demand. Estimated gross rental yields can range from 4% to 6%, but this can vary based on the property type, location, and market conditions.

As for the types of properties that are gaining more demand and could potentially offer better yields, modern apartments and well-maintained older homes are on the rise.

Apartments are popular due to their lower maintenance requirements and appeal to professionals, while older homes attract families and those seeking a blend of historical charm and modern living.

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Is it easy to buy a property as foreigner in Thorndon?

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 as a foreigner in Thorndon, Wellington, can be more complex compared to local purchases due to specific regulations and restrictions in New Zealand.

Firstly, it's important to be aware of the Overseas Investment Act in New Zealand, which was updated in recent years to tighten the rules around foreign property ownership. Under these regulations, most foreigners are restricted from purchasing existing homes or residential land within the country.

However, there are exceptions, such as if you have residency status or if you are buying a new building in a designated development area. These laws were implemented to address housing affordability for locals, so it's vital to check if you're eligible before proceeding with a purchase in Thorndon.

The purchasing process in Thorndon, like in most parts of New Zealand, involves several steps. After finding a property you're interested in, you would typically make an offer, often through an auction or a private treaty sale.

If your offer is accepted, a conditional or unconditional contract is signed, followed by a due diligence period where you can conduct property inspections and finalize your financing. The process concludes with the settlement, where the ownership is transferred, and you pay the balance of the purchase price.

There are several risks associated with property investment in Thorndon. The real estate market can be susceptible to fluctuations influenced by local and global economic conditions, changes in housing regulations, and interest rates.

Additionally, as with any property investment, there's the risk of unexpected maintenance costs, especially with older properties that are common in Thorndon.

Due to the country's unique climate and building styles, issues like weather tightness (especially in homes built between 1990 and 2000) can be a concern. Ensuring a comprehensive building inspection is conducted is crucial to avoid unexpected repair costs.

Working with a local real estate agent or lawyer is highly recommended, especially for foreign buyers. They can help navigate the complexities of the local market, provide valuable insights, and ensure compliance with all legal requirements.

A local expert can also assist in understanding the typical purchase agreements and processes in New Zealand, which might differ significantly from other countries.

Common exit strategies for property investors in Thorndon include selling the property after a period of capital growth or retaining the property as a rental for ongoing income.

Given Thorndon's desirable location and limited supply of new properties, long-term capital appreciation is often a viable strategy.

However, as with any investment, it's important to keep an eye on the market trends and be prepared for shifts in the real estate landscape.