Property Market
5 min read
What's happening with Napier house prices?
Council area of Hawke's Bay
Author: Ed McKnight
Our 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.
Reviewed by: Laine Moger
Journalist and Property Educator with six years of experience, holds a Bachelor of Communication (Honours) from Massey University.
What's happening to Napier house prices?
The average price of a Napier property is $759,651 (CoreLogic, June 2024).
Napier house prices are up 1.61% over the last three months (REINZ). And they are 4.60% down over the last 12 months.
Loading...
Quick Facts
- The average price of a Napier property is $759,651 (CoreLogic, October 2024)
- Over the last 3 months property prices in Napier have gone up 1.61%
- Napier property prices increased 4.88% per year (on average) in the 20 years between October 2004 - October 2024 (REINZ)
- The average rent in Napier is $650 per week (Tenancy Services, April 2024)
How are Napier property prices changing?
Napier house prices soared after the Covid-19 pandemic began. House prices started out 34% below the eventual peak of the market.
However, after that peak in November 2021, house prices fell 21.28% before bottoming out in July 2024.
Today, Napier house prices are down 20.01% compared to their peak. That means prices have risen 1.61% since the bottom of the market.
Loading...
Where is Napier in its property cycle?
At the absolute bottom of its property cycle, Napier was 23.65% undervalued.
Today, property prices in Napier are overvalued 0.28%.
That suggests there is neither a buying or selling opportunity in Napier.
Loading...
Napier suburb prices
I track the value of 16 suburbs in Napier. The most expensive suburb is Poraiti, which has an average house value of $1,115,000. While the most affordable suburb is Maraenui, which has an average house value of $500,850.
I track the value of just 1 suburb in Napier. It's called Maraenui and you can see how the average property value is changing in the graph below.
I track the value of 16 suburbs in Napier. The most expensive suburb is Poraiti, which has an average house value of $1,115,000. While the most affordable suburb is Maraenui, which has an average house value of $500,850.
Over the last 24 months of all Napier suburbs (June 2022 - June 2024, Pirimai had the slowest-falling house prices. They have gone down -6.56% over that period.
The suburb that fell the fastest over that period was Bluff Hill. Property values in this suburb fell by 16.25% over those 2 years.
What is the Napier rental market like?
Here's how rents are changing in Napier. Over the last four years (April 2020 - April 2024) the median rent has gone up $200 a week. That's 9.63% a year (on average).
Over the last 12 months, rents have gone up. They are up 9.61% ($57 a week) year on year.
Loading...
Are properties selling above or below CV in Napier?
One of the most common questions I get asked is: “Ed, are properties selling above or below their Capital Value (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. So even if the seller hasn't advertised a price, you can get a feel for what the property might sell for.
This table shows whether the average property is selling above or below CV across Hawke's Bay.
Where do house prices grow the fastest in the Napier property market?
Where do house prices go up the fastest in Napier?
This map lets you find out for yourself.
Each area represents a different suburb, and the colour of the area represents how quickly house prices have increased over the past 20+ years.
The redder the area ... the quicker house prices have grown in that suburb.
Which suburbs in the Napier property market have the highest yields?
Gross yields vary widely depending on which suburb you chose to investigate.
So, which suburbs in the Napier property market have the highest gross rental yields?
Navigate the map to find the suburbs where houses produce the most cash for their investors.
Other property markets to look into
If you found this article useful, then you might also like our analyses on the other property markets in New Zealand. You can read all about the Hawke's Bay property market here.