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Which Tauranga suburbs have the highest yields?

Are properties selling above or below CV?

One of the most common questions I get asked is: “Ed, are properties selling above or below the Council Valuation (CV)?”

Some call it the RV (Rateable Value) or GV (Government Value).

Why do people care? Well, if you go on TradeMe (or another website), you’ll almost always see the council’s valuation for the property.

Where are the most affordable properties in Bay of Plenty?

The map below depicts which districts within the Bay of Plenty Region have the most and least affordable house prices (REINZ, October 2025).

The darker the district, the more expensive the median house price for that area.

The Tauranga City is the most expensive district within the Bay of Plenty Region, with properties reaching a median price of $890,000 in October 2025.

By comparison, the Kawerau District is the most affordable, with a median house price of just $450,000. That's a $440,000 difference compared to Tauranga City.

Where are house prices most over and undervalued within the Bay of Plenty region?

This map shows a breakdown of how over or under-valued each council area is right now in the Bay of Plenty property market. These figures are calculated exactly the same way as the HPI based graph in the above section.

Kawerau District appears to be the most overvalued area in Bay of Plenty. House prices there are about 31.30% above where we would usually expect them to be over the long term.

Whakatane District, on the other hand, appears to be the least overvalued in Bay of Plenty. House prices in this district appear to be 1.50% above where we would expect them to be.

This means that we've got greater confidence that Whakatane District house prices will increase faster over the next 5-10 years compared to Kawerau District.

Which part of Bay of Plenty gets the highest population growth?

How are Bay of Plenty's house prices changing right now?

Bay of Plenty's capital growth rate

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The above graph shows how quickly house prices have increased or decreased over the previous 12 months. This is also known as ‘capital growth’.

So does this show how the property market is going right now?

Yes and no.

It shows how expensive properties are today compared to 12 months ago.

While this will give us a good sense of how property values have changed, it’s not the only thing to consider.

You might also look at how quickly property values are going up (or down) from month to month, the number of property sales and how quickly properties are selling.

What is the median rent in Bay of Plenty?

Bay of Plenty's median rent

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The above graph shows the median rent within a given month.

The data comes from the Ministry of Business Innovation and Employment (MBIE) and is provided through their Tenancy Services website.

Their data is based on all the rental bonds lodged by private landlords within the month.

What is the annual increase in rents in the Bay of Plenty?

Bay of Plenty's annual increase in rents

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This graph shows the annual growth in median rents.

The data also comes from the Ministry of Business Innovation and Employment (MBIE).

How many listings are currently available in Bay of Plenty?

Bay of Plenty's current listings (Housing stock)

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This graph shows current property listings, with data sourced from realestate.co.nz.

It shows the number of listings that are currently available on the website per month.

You might be wondering: “How do the number of listings impact house prices?”

If many listings are available, then people will think there is lots of supply. This means that people feel like they can take their time choosing a property.

This leads to less competition and softer house prices.

On the other hand, if there aren’t many listings available, people will feel like there is a shortage of houses. This leads to FOMO (fear of missing out).

This makes people more competitive and more likely to bid up house prices.

How many properties are sold per year in Bay of Plenty?

Bay of Plenty – Number of properties sold per year

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The above graph shows the total number of properties sold over the prior 12 months. For example, if looking at the data for August 2023, the graph will show all the sales between September 2022 – August 2023.

The data comes from the REINZ Market Insights Report and The Real Estate Institute of New Zealand (REINZ) collects data directly from agents.

You might be wondering: “How does the volume of sales impact house prices?”

They don’t impact house prices on their own. But a high number of sales represents a hot property market.

That’s because there are a lot of people out there buying property.

That’s why when sales volumes are high, property prices typically increase at the same time.

When property sales are falling, typically, property prices are also soft.

Tauranga City suburb prices

Tauranga

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Tauranga City is made up of 20 suburbs. The most expensive suburb is Mount Maunganui, which has an average house value of $1,369,650. While the most affordable suburb is Parkvale, which has an average house value of $685,550.

Over the last 24 months of all the Tauranga City suburbs (Dec 2023 - Dec 2025), Poike had the fastest-growing house prices at 2.77% per year.

The suburb that grew the slowest over that period was Papamoa, which grew at a rate of -3.71% per year.

Western Bay of Plenty District suburb prices

Western Bay of Plenty

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Western Bay of Plenty District is made up of 10 suburbs. The most expensive suburb is Omokoroa, which has an average house value of $1,065,600. While the most affordable suburb is Te Puke, which has an average house value of $734,900.

Over the last 24 months of all the Western Bay of Plenty District suburbs (Dec 2023 - Dec 2025), Paengaroa had the fastest-growing house prices at 1.80% per year.

The suburb that grew the slowest over that period was Aongatete, which grew at a rate of -1.89% per year.

Whakatane District suburb prices

Whakatane

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Whakatane District is made up of 6 suburbs. The most expensive suburb is Coastlands, which has an average house value of $929,000. While the most affordable suburb is Murupara, which has an average house value of $205,900.

Over the last 24 months of all the Whakatane District suburbs (Dec 2023 - Dec 2025), Murupara had the fastest-growing house prices at 5.41% per year.

The suburb that grew the slowest over that period was Whakatane, which grew at a rate of -2.93% per year.

Rotorua District suburb prices

Rotorua

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Opotiki District suburb prices

Opotiki

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Opotiki District is made up of 2 suburb, also named Opotiki District. It has an average house value of $463,450.

Over the last 24 months, (Dec 2023 - Dec 2025), the average Opotiki house value increased by 3.30% per year.

Kawerau District suburb prices

Kawerau

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Ed solo

Ed McKnight

Resident Economist, with a GradDipEcon and over five years at Opes Partners, is a trusted contributor to NZ Property Investor, Informed Investor, Stuff, Business Desk, and OneRoof.

Ed, our Resident Economist, is equipped with a GradDipEcon, a GradCertStratMgmt, BMus, and over five years of experience as Opes Partners' economist. His expertise in economics has led him to contribute articles to reputable publications like NZ Property Investor, Informed Investor, OneRoof, Stuff, and Business Desk. You might have also seen him share his insights on television programs such as The Project and Breakfast.

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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.

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