Property Market
5 min read
What's happening with Clutha house prices?
Council area of Otago
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 Clutha house prices?
The average price of a Clutha property is $438,909 (QV, December 2025).
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Quick Facts
- The average price of a Clutha property is $438,909 (QV, December 2025)
- Over the last 3 months property prices in Clutha have gone up 1.89%
- Clutha property prices increased 5.39% per year (on average) in the 20 years between December 2005 - December 2025 (REINZ)
- The average rent in Clutha is $455 per week (Tenancy Services, November 2025)
How are Clutha property prices changing?
Clutha house prices soared after the Covid-19 pandemic began. House prices started out 41% below the eventual peak of the market.
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Where is Clutha in its property cycle?
At the absolute bottom of its property cycle, Clutha was 28.52% undervalued.
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Clutha suburb prices
I track the value of 8 suburbs in Clutha. The most expensive suburb is Lawrence, which has an average house value of $450,800. While the most affordable suburb is Kaitangata, which has an average house value of $319,800.
Over the last 24 months of all Clutha suburbs (December 2023 - December 2025, Tapanui had the fastest-growing house prices. They have gone up 9.22% over that period.
The suburb that grew the slowest over that period was Milton. Property values in this suburb grew by 3.12% over those 2 years.
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What is the Clutha rental market like?
Here's how rents are changing in Clutha. Over the last four years (November 2021 - November 2025) the median rent has gone up $125 a week. That's 8.36% a year (on average).
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Are properties selling above or below CV in Clutha?
One of the most common questions I get asked is: “Ed, are properties selling above or below their Capital Value (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 Otago 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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