Authored by the expert who managed and guided the team behind the New Zealand Property Pack
Yes, the analysis of Wellington's property market is included in our pack
Wellington house prices in 2026 sit roughly 25% below their 2021-2022 peak, which means buyers have more room to negotiate than they did a few years ago.
The typical house in Wellington City costs around NZ$900,000, though you can find livable options starting near NZ$650,000 if you look in the right suburbs.
We constantly update this blog post with the freshest data from trusted New Zealand property sources so you always have current numbers.
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 Wellington.
How much do houses cost in Wellington as of 2026?
What's the median and average house price in Wellington as of 2026?
As of early 2026, the median house price in Wellington City is approximately NZ$900,000 (around US$520,000 or €475,000), while the wider Wellington region including Lower Hutt, Upper Hutt, and Porirua sits closer to NZ$785,000 (about US$455,000 or €415,000).
The typical price range covering roughly 80% of house sales in Wellington City falls between NZ$700,000 and NZ$1,300,000 (US$405,000 to US$755,000, or €370,000 to €690,000), with anything below that band usually requiring significant work or located on steep, difficult sites.
The gap between median and average prices in Wellington exists because a small number of premium waterfront and hilltop homes in suburbs like Seatoun and Oriental Bay sell for NZ$3 million or more, which pulls the average upward.
At the Wellington median price of NZ$900,000, a buyer can realistically expect a solid three-bedroom wooden weatherboard house, often a character villa or 1960s-era home, in suburbs like Newtown, Kilbirnie, or Johnsonville with basic off-street parking.
What's the cheapest livable house budget in Wellington as of 2026?
As of early 2026, the minimum budget for a livable house in Wellington City is around NZ$650,000 to NZ$750,000 (US$375,000 to US$435,000, or €345,000 to €400,000), while the wider Wellington region offers entry points near NZ$550,000 to NZ$650,000 (US$320,000 to US$375,000, or €290,000 to €345,000).
"Livable" at this entry-level price in Wellington typically means a weather-tight house that meets the Healthy Homes standards, has working plumbing and electrical, and is insurable without special conditions, though you should expect older fittings, single glazing, and basic insulation.
These cheapest livable houses in Wellington are usually found in suburbs like Naenae, Taita, and Wainuiomata in Lower Hutt, Stokes Valley in Upper Hutt, Cannons Creek in Porirua, and within Wellington City in areas like Tawa, Newlands, and Grenada Village.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Wellington here.
How much do 2 and 3-bedroom houses cost in Wellington as of 2026?
As of early 2026, a typical 2-bedroom house in Wellington City costs around NZ$700,000 to NZ$800,000 (US$405,000 to US$465,000, or €370,000 to €425,000), while a 3-bedroom house typically runs NZ$850,000 to NZ$1,000,000 (US$490,000 to US$580,000, or €450,000 to €530,000).
The realistic price range for a 2-bedroom house in Wellington City spans from about NZ$650,000 for a modest cottage in an outer suburb up to NZ$900,000 (US$375,000 to US$520,000, or €345,000 to €475,000) for something renovated closer to town.
For a 3-bedroom house in Wellington, expect to pay anywhere from NZ$800,000 for a fixer-upper in suburbs like Tawa or Newlands up to NZ$1,200,000 (US$465,000 to US$695,000, or €425,000 to €635,000) for a well-maintained home in Karori or Khandallah.
Moving from a 2-bedroom to a 3-bedroom house in Wellington typically adds a premium of NZ$100,000 to NZ$200,000 (US$60,000 to US$115,000, or €55,000 to €105,000), though this gap widens considerably when the extra bedroom comes with better parking or a larger section.
How much do 4-bedroom houses cost in Wellington as of 2026?
As of early 2026, a typical 4-bedroom house in Wellington City costs between NZ$1,150,000 and NZ$1,800,000 (US$665,000 to US$1,040,000, or €610,000 to €955,000), with price depending heavily on whether the property has views, flat land, or sits in a sought-after school zone.
For a 5-bedroom house in Wellington, the realistic price range runs from NZ$1,600,000 to NZ$2,600,000 (US$925,000 to US$1,505,000, or €850,000 to €1,380,000), as homes this size are rare and often located in premium suburbs like Kelburn or Khandallah.
A 6-bedroom house in Wellington typically starts around NZ$2,200,000 and can exceed NZ$4,000,000 (US$1,275,000 to US$2,320,000, or €1,165,000 to €2,120,000), with the highest prices in harbour-view locations like Seatoun, Oriental Bay, and Roseneath.
Please note that we give much more detailed data in our pack about the property market in Wellington.
How much do new-build houses cost in Wellington as of 2026?
As of early 2026, a new-build standalone house in Wellington typically costs between NZ$1,100,000 and NZ$1,600,000 for a 3-bedroom turnkey property (US$635,000 to US$925,000, or €580,000 to €850,000), rising to NZ$1,400,000 to NZ$2,100,000 for a 4-bedroom home (US$810,000 to US$1,215,000, or €740,000 to €1,115,000).
New-build houses in Wellington carry a premium of roughly 10% to 25% compared to older resale houses, because they meet modern insulation and weathertightness standards, which matters a lot in Wellington's wind and rain, and they are generally easier and cheaper to insure.
How much do houses with land cost in Wellington as of 2026?
As of early 2026, a house with usable land in Wellington City typically costs 15% to 40% more than a comparable house on a steep or minimal site, which can mean paying NZ$1,000,000 to NZ$1,500,000 (US$580,000 to US$870,000, or €530,000 to €795,000) for something with a flat, functional backyard and off-street parking.
In Wellington, a "house with land" usually means a property with a section of at least 400 to 600 square metres that is relatively flat and usable, as opposed to the many hillside properties where the section is steep and difficult to access or maintain.
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Where are houses cheapest and most expensive in Wellington as of 2026?
Which neighborhoods have the lowest house prices in Wellington as of 2026?
As of early 2026, the Wellington neighborhoods with the lowest house prices include Naenae, Taita, and Wainuiomata in Lower Hutt, Stokes Valley in Upper Hutt, Cannons Creek and parts of Porirua East, and within Wellington City itself, suburbs like Tawa, Newlands, and Grenada Village.
In these cheaper Wellington neighborhoods, typical house prices range from NZ$550,000 to NZ$750,000 (US$320,000 to US$435,000, or €290,000 to €400,000), depending on condition and the specific street.
These neighborhoods have lower house prices mainly because they are further from the Wellington CBD and waterfront, have older housing stock that often needs upgrades, and historically have been perceived as less desirable, though many offer good community facilities and improving infrastructure.
Which neighborhoods have the highest house prices in Wellington as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Wellington are Seatoun, Oriental Bay, and Roseneath, followed closely by Kelburn, Thorndon's premium streets, and the upper parts of Khandallah.
In these most expensive Wellington neighborhoods, typical house prices range from NZ$1,800,000 to well over NZ$4,000,000 (US$1,040,000 to US$2,320,000 or more, or €955,000 to €2,120,000 or more), with waterfront properties and those with unobstructed harbour views commanding the highest prices.
These neighborhoods command premium prices because they combine proximity to Wellington's CBD with stunning harbour or coastal views, established character housing, excellent shelter from the prevailing northerly winds, and a scarcity of available properties since owners tend to hold onto them for decades.
Buyers in these premium Wellington suburbs are typically senior public servants, diplomats, embassy staff, partners at law and consulting firms, and established business owners who value the short commute to Parliament and the central city alongside the lifestyle benefits.
How much do houses cost near the city center in Wellington as of 2026?
As of early 2026, a house near Wellington's city center, which includes Thorndon, the edges of Te Aro, Mount Victoria, and inner Newtown, typically costs between NZ$1,000,000 and NZ$2,500,000 (US$580,000 to US$1,450,000, or €530,000 to €1,325,000), with the wide range reflecting whether the property is a modest cottage or a renovated character villa with views.
Houses near major transit hubs in Wellington, such as properties close to Wellington Railway Station in Thorndon or along the Johnsonville line in suburbs like Khandallah and Johnsonville, typically sell for NZ$900,000 to NZ$1,400,000 (US$520,000 to US$810,000, or €475,000 to €740,000), as good public transport access commands a noticeable convenience premium.
Houses near top-rated schools in Wellington, including Wellington College, Wellington Girls' College, and Onslow College for public schools, and Scots College, St Mark's School, and Samuel Marsden Collegiate for private schools, typically cost NZ$1,100,000 to NZ$1,800,000 (US$635,000 to US$1,040,000, or €580,000 to €955,000), as families compete for homes in these zones.
In expat-popular areas of Wellington like Kelburn, Thorndon, Roseneath, Oriental Bay, Karori, and Khandallah, houses typically cost NZ$1,200,000 to NZ$2,200,000 (US$695,000 to US$1,275,000, or €635,000 to €1,165,000), as these suburbs combine central location, established amenities, and housing stock that appeals to international buyers.
We actually have an updated expat guide for Wellington here.
How much do houses cost in the suburbs in Wellington as of 2026?
As of early 2026, a house in Wellington's outer suburbs and the wider region, including areas like Tawa, Johnsonville in Wellington City, and across Lower Hutt, Upper Hutt, and Porirua, typically costs between NZ$600,000 and NZ$1,100,000 (US$350,000 to US$635,000, or €320,000 to €580,000).
Suburban houses in Wellington are generally 20% to 35% cheaper than city-center houses, which translates to savings of roughly NZ$200,000 to NZ$400,000 (US$115,000 to US$230,000, or €105,000 to €210,000) for a comparable property.
The most popular suburbs for house buyers in Wellington include Johnsonville and Tawa for their rail connections, Karori for its village feel and schools, Petone in Lower Hutt for its cafe culture and waterfront, and Paraparaumu on the Kapiti Coast for lifestyle buyers willing to commute.
What areas in Wellington are improving and still affordable as of 2026?
As of early 2026, the top areas in Wellington that are improving and still relatively affordable for house buyers include Newtown, Berhampore, Kilbirnie, and parts of Island Bay, all of which offer better value than the premium inner suburbs while benefiting from ongoing investment.
In these improving yet affordable Wellington areas, current typical house prices range from NZ$750,000 to NZ$1,100,000 (US$435,000 to US$635,000, or €400,000 to €580,000), which is noticeably below suburbs like Kelburn or Mount Victoria but still within easy reach of the CBD.
The main sign of improvement driving buyer interest in these areas is the growth of independent cafes, restaurants, and specialty shops, particularly in Newtown's food scene and Kilbirnie's retail upgrades, combined with better public transport frequency and cycling infrastructure connecting them to the city center.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Wellington.
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 extra costs should I budget for a house in Wellington right now?
What are typical buyer closing costs for houses in Wellington right now?
Typical total closing costs for house buyers in Wellington run between NZ$4,500 and NZ$8,500 (US$2,600 to US$4,900, or €2,400 to €4,500) for a straightforward purchase, rising to NZ$8,500 to NZ$15,000 (US$4,900 to US$8,700, or €4,500 to €8,000) if you need extra inspections or encounter title complexities.
The main closing cost categories in Wellington include lawyer or conveyancing fees at NZ$2,000 to NZ$4,000, a Land Information Memorandum (LIM) at NZ$563.50, building inspection at NZ$600 to NZ$1,200, and a registered valuation if your lender requires one at NZ$800 to NZ$1,200, plus small LINZ registration disbursements.
The single largest closing cost for house buyers in Wellington is usually the lawyer or conveyancing fees, particularly if the property has a complex title like a cross-lease or requires additional work sorting out easements or covenants.
We cover all these costs and what are the strategies to minimize them in our property pack about Wellington.
How much are property taxes on houses in Wellington right now?
The typical annual property tax, which in Wellington is called council rates, runs between NZ$4,000 and NZ$7,000 per year (US$2,300 to US$4,050, or €2,100 to €3,700) for a standard Wellington City house, though your exact bill depends on your property's capital value and any targeted rates that apply.
Property tax in Wellington is calculated based on your property's rateable value, which the council sets through periodic revaluations, and consists of a general rate plus targeted rates for water supply, sewerage, and various regional council levies that appear on the same bill.
If you want to go into more details, we also have a page with all the property taxes and fees in Wellington.
How much is home insurance for a house in Wellington right now?
Annual home insurance for a house in Wellington typically costs between NZ$2,500 and NZ$6,000 (US$1,450 to US$3,475, or €1,325 to €3,180) for most standard properties, but can rise to NZ$6,000 to NZ$10,000 or more (US$3,475 to US$5,800, or €3,180 to €5,300) if your house is on a steep hillside site or in a known hazard zone.
The main factors affecting home insurance premiums in Wellington are your property's earthquake and landslip risk based on its specific address, the estimated rebuild cost of the house, the age and construction type of the dwelling, and whether insurers have flagged any site-specific concerns about flooding or coastal erosion.
What are typical utility costs for a house in Wellington right now?
Total monthly utility costs for a house in Wellington typically run between NZ$300 and NZ$500 (US$175 to US$290, or €160 to €265), though this varies considerably based on how well insulated your house is and how much heating you need in winter.
The main utility categories for a Wellington house include electricity at roughly NZ$180 to NZ$350 per month depending on season and house efficiency, water and sewerage charged annually through council rates at about NZ$47 per month (NZ$564 per year), and internet at around NZ$80 to NZ$120 per month.
What are common hidden costs when buying a house in Wellington right now?
Common hidden costs that Wellington house buyers often overlook can add up to NZ$5,000 to NZ$15,000 (US$2,900 to US$8,700, or €2,650 to €7,950) beyond the basic closing costs, including specialist inspections, immediate repairs, and unexpected maintenance discovered after moving in.
Building inspection fees in Wellington typically cost NZ$600 to NZ$1,200 (US$350 to US$695, or €320 to €635) for a standard report, with additional moisture testing or specialist weathertightness assessments adding another NZ$200 to NZ$600 if the house was built during the problematic 1990s to early 2000s era.
Beyond inspections, other common hidden costs in Wellington include retaining wall assessments or repairs on hillside properties, exterior painting and roof maintenance needed sooner than expected due to wind and salt exposure, and higher-than-anticipated earthquake insurance excesses that only become clear when you file a claim.
The hidden cost that tends to surprise first-time house buyers most in Wellington is the ongoing expense of maintaining retaining walls and drainage on the city's many sloped sections, which can require engineering sign-off and thousands of dollars in repairs if problems develop.
You will find here the list of classic mistakes people make when buying a property in Wellington.
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What do locals and expats say about the market in Wellington as of 2026?
Do people think houses are overpriced in Wellington as of 2026?
As of early 2026, sentiment among both locals and expats in Wellington is that house prices feel more reasonable than they did during the 2021-2022 peak, though many still consider them expensive relative to local incomes and what you actually get for the money.
Houses in Wellington typically stay on the market for around 4 to 8 weeks before selling, with the national median days to sell sitting at 39 days in December 2025, giving buyers noticeably more time to consider their options compared to the frenzied days of 2021.
The main reason locals give for feeling prices are still high is that Wellington wages, even for well-paid public sector jobs, have not kept pace with house prices, so a median-priced home at NZ$900,000 still requires a household income well above average or a substantial deposit from overseas earnings or family help.
Compared to one or two years ago, sentiment in Wellington has shifted from frustration and FOMO to cautious optimism, as buyers recognize they now have negotiating power and can take time with due diligence, though sellers who bought near the peak remain reluctant to accept current market prices.
You'll find our latest property market analysis about Wellington here.
Are prices still rising or cooling in Wellington as of 2026?
As of early 2026, house prices in Wellington are essentially flat to very slightly cooling, having stabilized after the significant declines from the 2021-2022 peak, with the market now waiting for clearer signals from interest rates and employment before picking a direction.
The year-over-year house price change in Wellington was approximately minus 2% as of late 2025, meaning prices dipped slightly over the previous twelve months but the rate of decline has slowed considerably compared to 2023 and early 2024.
Experts and locals expect Wellington house prices over the next 6 to 12 months to either hold steady or edge modestly upward if interest rates continue falling and confidence improves, though few are predicting a return to rapid growth anytime soon.
Finally, please note that we have covered property price trends and forecasts for Wellington here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of New Zealand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 Wellington, 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 | Why it's authoritative | How we used it |
|---|---|---|
| Cotality NZ Home Value Index | New Zealand's most widely cited property value index with monthly updates. | We used it as our anchor for Wellington median values and sub-market comparisons. We also relied on its breakdown of Wellington City versus Hutt and Porirua pricing. |
| REINZ Market Data | The official industry body publishing monthly sales and price data. | We used it for market pulse indicators like days to sell and listing volumes. We also cross-checked national median prices against Wellington-specific data. |
| QV House Price Index | Government-owned valuation firm whose index is used by banks and media. | We used it to triangulate price direction alongside Cotality. We also referenced their commentary on market turning points. |
| Wellington City Council Rates | The official local government source for property charges in Wellington. | We used it to explain how rates work and to provide accurate annual cost estimates. We pulled specific water and sewerage figures from their published documents. |
| LINZ Overseas Investment Guidance | The government agency administering land information and foreign buyer rules. | We used it to ensure our advice on foreign buyer eligibility is accurate. We also referenced their transfer and registration guidance. |
| RBNZ Insurance Report | Central bank analysis of insurance availability and risk-based pricing. | We used it to explain why Wellington insurance costs are higher than many expect. We referenced their findings on hazard-based pricing trends. |
| Electricity Authority | The sector regulator publishing official regional household power costs. | We used it to ground our electricity cost estimates in official data. We referenced their Wellington-specific pricing information. |
| MBIE Weathertightness Guide | Official government guidance on leaky building diagnosis and inspection. | We used it to explain inspection risks for certain building eras. We referenced it to support why moisture checks matter in Wellington's climate. |
| Wellington City Council LIM Portal | The official portal showing current LIM fees and ordering process. | We used it to provide the exact LIM cost for Wellington City. We referenced it to explain what buyers should budget for due diligence. |
| Stats NZ Building Consents | The official statistics agency tracking new dwelling construction activity. | We used it for context on new-build supply in Wellington. We referenced consent trends to explain construction cost factors. |
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