Property Management

6 min read29 Sep 2026

Opes Property Management vs other property managers: What's the difference? [2026]

How does Opes Property Management compare with other property managers? Compare fees, New Build expertise, performance data, technology and locations.

Author: Tiffany Bracey

Property Manager Team Leader at Opes Property Management Auckland.

Reviewed by: Jess James-Davies

Business Development Manager with over 5 years of experience in Property Management in Auckland.

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The biggest difference between Opes Property Management and other property managers is that we specialise in New Build investment properties.

We know how to get the ball rolling before the property is built. We can tenant multiple properties at once. And we know how to deal with the teething problems that come with New Builds.

We're also a bit obsessed with transparency.

We publicly share our vacancy rates, rent arrears and how accurate our rental appraisals are. So you can see where we're doing well … and where we have work to do.

But we're not the right fit for every landlord.

In this article, you'll learn how Opes Property Management compares with a typical property manager. You'll see where we're different, and when another property manager might be a better fit.

Here's the short version:

What you're comparing	Opes Property Management	A typical property manager
What do they specialise in?	Focuses heavily on New Build investment properties	Often manages a wider range of rentals
Where do they work?	Auckland and Christchurch	Depends on the company. Some are local, others nationwide
How transparent are they?	Publishes live internal data on vacancy, rent arrears and rental appraisal accuracy	Varies by company
What’s the cost?	7.99% + GST	7.5% – 8.5% + GST (depending on company)

Let's go through the biggest differences.

Difference #1: We show you our numbers (even when they're not great)

Every property management company will tell you they're good at managing properties.

We'd rather show you.

Opes Property Management publicly releases our internal performance data, including:

How long our properties sit empty, without a tenant (vacancy)
How many tenants are behind on their rent
How closely the rent we achieve matches the rental appraisal we originally gave the investor

That data is updated regularly, and we don't remove the bad weeks. If vacancy increases or we miss a target, you'll see that too.

Property management performance changes with the rental market. So rather than telling you “we rent properties quickly”, we'd rather show you what is actually happening right now.

We want Opes to be the most transparent property management company in New Zealand.

That doesn't mean we'll always have the best numbers. But it does mean that you'll always be able to see them.

Top takeaway:

Opes Property Management specialises in New Build rentals in Auckland and Christchurch, with a focus on transparency. You can see our vacancy, rent arrears and rental appraisal data for yourself, rather than simply taking our word for it.

Difference #2: We specialise in New Build investment properties

Managing a New Build comes with a few extra moving parts, particularly before the property is finished.

So, when it comes to getting a tenant one of the biggest differences is timing.

You don't necessarily want to wait until the property is finished before you start doing compliance sign offs and looking for a tenant.

We're used to getting the ball rolling before the property is finished.

We also understand the quirks that come with a brand-new property. If defects or maintenance issues crop up during the first 12 months, we'll work with the developer to help get them sorted.

We still manage older properties. So, if you have an older property don’t think “Opes doesn’t want to work with me”. The point we’re trying to make is that we have specific expertise with new properties.

More from Opes:

Difference #3: We can rent multiple properties as one development

When a large New Build development finishes, you can suddenly have 10 or 20 near-identical properties looking for tenants at the same time.

That's where Opes Property Management has an advantage.

Around 80–90% of investors who buy through Opes use us to manage their property. So in some developments, we aren't trying to find a tenant for just one townhouse. We might be finding tenants for several at once.

That means we can coordinate the whole rental campaign.

Say one townhouse gets enquiries from 20 potential tenants. Only one can rent it. But if we manage another 10 properties in the development, we can show the other applicants those properties too.

And as tenants come through, we can use their feedback to adjust the marketing or rent across the development.

And the benefit doesn't necessarily stop once the properties are rented.

If we manage several properties in the same development, tenants are dealing with the same property management team. And if an issue comes up between neighbouring tenants, we're in a better position to see what's happening and resolve it quickly.

However, there is a trade-off.

If one property manager looks after most of a development, you're putting a lot of trust in that company. If they perform poorly, several owners can be affected.

Difference #4: Your property information is all in one place

When you use Opes Property Management, you get access to Opes+. This is a portal where you can see all the information about your property in one place.

This includes your rental statements, inspection reports and rental history.

This sits alongside the estimated cashflow and projected returns of your properties. This is a tool that no other property management company provides.

It also means that you can access all your other Opes services together.

Let’s say you then speak to an Opes financial adviser about buying your next investment.

They can already see the properties you own and how they're performing.

Same goes for if you're talking to a Opes mortgage adviser, accountant or insurance adviser.

You don't have to pull together information from different companies every time you need advice.

How much does Opes Property Management cost?

Opes Property Management charges 7.99% + GST of the weekly rent as its base management fee.

You'll also pay one week's rent + GST when we find you a new tenant. Routine inspections are included, so there's no separate inspection fee.

This flat-fee model is different from some other property managers. Some other companies charge 7.5%–8.5% + GST, but then add on extra fees that make the true cost higher.

So, a property manager charging 7.5% isn't necessarily cheaper than one charging 7.99%.

Fee	Opes Property Management	Other property managers we've reviewed
Base management fee	7.99% + GST	Around 7.5%–8.5% + GST
Finding a new tenant	One week's rent + GST	Varies – often one week's rent + GST
Routine inspections	Included	$0–$85 + GST

But the bigger cost can be how well your property is managed. A not-so-good property manager could cost you an extra two weeks of vacancy.

So could a poorly chosen tenant or rent arrears that aren't dealt with quickly.

Pretty soon that 0.5% you saved on the management fee doesn’t mean very much.

So when comparing Opes with another property manager, don't just compare the headline percentage.

Look at all the fees they’re going to charge you, and check their reputation.

It also is a good idea to ask how much experience they have with your type of property and how they vet tenants.

When is Opes Property Management not the right fit?

We're not going to tell you we're the right property manager for everyone. We're not.

The most obvious limitation is location.

Right now, Opes Property Management operates in Auckland and Christchurch.

So if your property is elsewhere in New Zealand … you'll need someone else.

We're also particularly focused on New Build investment properties.

Great, if that’s what you’ve got.

But if you've got something like a student rental, premium Queenstown property or something else requiring very specific local expertise … you’d be better off with another property manager.

We've reviewed many of the other property managers we rate around New Zealand {link}.

We'd rather you choose the property manager that's right for your property than tell you Opes is always the answer.

So, should I use Opes or another property manager?

If you've got a rental property in Auckland or Christchurch, Opes Property Management is worth considering.

But compare our fees, check our performance data and decide whether we're the right fit for you.

Book your free rental appraisal

Already have a property manager but thinking about changing? Read our guide on how to switch property managers.

Tiffany Bracey

Property Manager Team Leader at Opes Property Management Auckland.

Tiffany is an experienced property manager who understands the importance of strong systems to deliver top-tier service. She is committed to staying ahead of the ever-changing compliance requirements under the Residential Tenancies Act 1986.

Ok, now for the legal bit:

This article is for your general information. It’s not financial advice. See here for details about our Financial Advice Provider Disclosure. So Opes isn’t telling you what to do with your own money.

We’ve made every effort to make sure the information is accurate. But we occasionally get the odd fact wrong. Make sure you do your own research or talk to a financial adviser before making any investment decisions.

You might like to use us or another financial adviser

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