Property Market
5 min read
What's happening with Kaipara house prices?
Council area of Northland
Author: 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.
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 Kaipara house prices?
The average price of a Kaipara property is $831,610 (QV, January 2026).
Kaipara house prices are up 11.01% over the last three months (REINZ). And they are 15.92% up over the last 12 months.
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Quick Facts
- The average price of a Kaipara property is $831,610 (QV, January 2026)
- Over the last 3 months property prices in Kaipara have gone up 11.01%
- Kaipara property prices increased 6.49% per year (on average) in the 20 years between January 2006 - January 2026 (REINZ)
- The average rent in Kaipara is $550 per week (Tenancy Services, December 2025)
How are Kaipara property prices changing?
Kaipara house prices soared after the Covid-19 pandemic began. House prices started out 44% below the eventual peak of the market.
However, after that peak in January 2022, house prices fell 23.82% before bottoming out in January 2025.
Today, Kaipara house prices are down 11.69% compared to their peak. That means prices have risen 15.92% since the bottom of the market.
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Where is Kaipara in its property cycle?
At the absolute bottom of its property cycle, Kaipara was 25.78% undervalued.
Today, property prices in Kaipara are overvalued 14.47%.
That suggests there is a selling opportunity in Kaipara.
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Kaipara suburb prices
I track the value of 9 suburbs in Kaipara. The most expensive suburb is Mangawhai Heads, which has an average house value of $1,272,600. While the most affordable suburb is Ruawai, which has an average house value of $397,800.
Over the last 24 months of all Kaipara suburbs (January 2024 - January 2026, Baylys Beach had the fastest-growing house prices. They have gone up 1.09% over that period.
The suburb that fell the fastest over that period was Ruawai. Property values in this suburb fell by 6.61% over those 2 years.
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What is the Kaipara rental market like?
Here's how rents are changing in Kaipara. Over the last four years (December 2021 - December 2025) the median rent has gone up $72 a week. That's 3.57% a year (on average).
Over the last 12 months, rents have gone down. They are down 9.09% ($55 a week) year on year.
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Are properties selling above or below CV in Kaipara?
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 Northland.
The area in Northland selling the highest vs CV is Kaipara District where house prices are current selling 7% above CV.
The area in Northland selling the lowest vs CV is Far North District where house prices are selling 5% below CV.
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 Northland property market here.
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This property market information 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 property markets change, and 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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