October 2025 Auckland Rental Market Update

Spring Market Update: Policy Shifts, Rental Trends & Community Highlights

Spring is here — and with it, plenty of change. From shifts in tenant behavior to Auckland Council’s latest planning decisions, it’s been a big month for the property sector. Here’s what’s happening across the Auckland rental and property management landscape.

Market Insight: Evolving Tenant Trends

We’re seeing a noticeable change in tenant behavior across Auckland rentals — smaller flat shares, fewer housemates, and less demand for 4–5-bedroom properties unless they’re well suited for families.

At the same time, traditional brick-and-tile two-bedroom units, long favored by investors, are attracting less interest as new development stock floods the market. With so many more options in the 1–2-bedroom category, rental prices in this segment have contracted, while three-bedroom standalone homes in desirable areas with outdoor living continue to see strong demand.

It’s clear what kind of housing Auckland needs more of — yet so little of it is being built.

Auckland Planning Changes: Draft Plan Change 120

On 24 September 2025, Auckland Council voted to withdraw Plan Change 78 and replace it with Draft Plan Change 120 (Housing Intensification & Resilience).

This new draft plan maintains the city’s target housing capacity at around two million homes, but changes where and how density will occur. The focus now shifts toward:

Intensification around transit corridors, town centres, and existing infrastructure
Restricting development in high-risk areas such as flood plains and erosion zones

It’s a more balanced approach — supporting density where it makes sense while respecting environmental limits.

When you look at developments like Toi Development, Pt Chevalier (a beautiful project that hasn’t sold as well as hoped), it’s a reminder that urban planning must align with what people actually want to live in.

Overall, Draft Plan Change 120 is a positive step forward — opening the door for public input and greater sensitivity to how our communities grow. Once consultation opens, we’ll share the link and encourage everyone to have their say.

Hot Topic: Cooling in New Builds

We’ve been scratching our heads at some design decisions in new builds, particularly top-floor rooms with no cooling or ventilation. In summer, these can become almost unliveable.

Other countries already require minimum cooling standards (not just heating), and it’s likely New Zealand will follow suit.

If you’re buying or building, ask early:

“How hot will this get in summer — and can we build in cooling now, not retrofit later?”

Retrofitting cooling systems after construction can be costly and clunky. Thinking ahead saves headaches later.

A Gentle Spring Reminder: House Washing

Now’s the perfect time to give your property a fresh start. House washing in spring helps protect paintwork, remove mould and grime, and keep your home looking its best. It’s a small investment that preserves long-term value and keeps tenants happy, too.

Community Corner

This month, we’ve loved getting behind Dunk It for Plunket! Many of us at Wendells were Plunket babies (or raised one), and we see the positive impact of their work every day in our community.

Thank you for helping us give back — there’s still time to donate if you’d like to support the cause.

And if you’re looking for something creative, The Arts Foundation Te Tumu Toi is celebrating its 25th birthday with an ambitious mission to raise $250,000 in one month to help launch ten of New Zealand’s brightest young creative talents into the stratosphere. Join the celebration and be part of a national moment supporting the arts.

Market Movement: Further Rate Drops on the Horizon

Good news for borrowers — interest rates are easing again. BNZ has now cut its one-year fixed rate below 4.5%, with more drops likely as the next OCR decision looms.

👉 Read more on NZ Herald.

Nga mihi maioha,

The Wendell Property Team
Property Management Auckland • Auckland Rentals • Trusted Property Experts