Navigating Auckland's Property and Rental Market Amidst Recent OCR Cuts and Bank Rate Changes

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Navigating Auckland's Property and Rental Market Amidst Recent OCR Cuts and Bank Rate Changes

Oliver Nelson • March 25, 2025

Auckland's property and rental markets are experiencing notable shifts, influenced by recent monetary policy adjustments and evolving economic conditions. The Reserve Bank of New Zealand's (RBNZ) decisions to reduce the Official Cash Rate (OCR) have significant implications for both property investors and renters in the Auckland region.

Recent OCR Reductions and Their Impact

In late November 2024, the RBNZ implemented a 50 basis point cut to the OCR, bringing it down to 4.25%. This move was aimed at stimulating economic activity amid slowing growth and moderated inflation. Further easing was anticipated and came to fruition with another 50 basis point reduction being delivered in February 2025, lowering the OCR to the current 3.75%.

These OCR cuts directly influence bank floating and some fixed lending rates. As of March 2025, several banks have adjusted their mortgage rates in response, with some offering competitive fixed-term rates below 5%. For instance, Westpac introduced a three-year fixed rate at 4.99% for short time pre-February OCR announcement and all major banks are now offering a two-year fixed rate of 4.99% at the time of writing.

Forecast for Mortgage Rates

With the RBNZ targeting a neutral OCR of around 3% by mid-2025, mortgage rates are expected to stabilise between 4.5% and 5% for most fixed terms. This projection offers potential relief to homeowners and prospective buyers, making borrowing more affordable. However, it's important to note that while rates are decreasing, they may not return to the historically low levels experienced during the COVID-19 pandemic.

Auckland's Property Market Outlook

The reduction in interest rates is anticipated to have a positive but moderate impact on Auckland's property market. The rate drops have increased buyer activity in the market, mostly from first and repeat home-buyers, with investors re-emerging more slowly. Many existing home-owners, however, seem to have taken the rate drops as a sign that recovery is on its way and therefore, that now's a good time to sell. This has caused a flood of activity, with TradeMe announcing a 10-year high in listings in March. This increase in demand may apply downward pressure on property prices in the short-term but should eventually subside and prices may yet recover as much as 5% to 7% over the course of 2025. This projected growth may yet be tempered by current economic challenges, including subdued consumer confidence and ongoing affordability concerns but we anticipate with quiet confidence that things will continue to improve, albeit slowly, moving forward.

Rental Market Dynamics

As borrowing costs continue to decrease, demand for rental properties may experience upward pressure, especially in urban centres like Auckland. Despite recent activity, potential homebuyers might delay purchasing decisions, opting to rent while awaiting more favourable market conditions. This shift could lead to increased competition for rental properties, potentially driving up rental prices.

Rental Market Dynamics

Considerations for Property Investors

For investors, the current environment presents both opportunities and challenges. Lower interest rates can enhance the attractiveness of property investments due to reduced financing costs. However, investors should remain cautious of potential risks, including changes in government policies and global economic uncertainties that could impact returns.

Conclusion

Auckland's property and rental markets are navigating a period of transition, influenced by the RBNZ's monetary policies and broader economic factors. While the outlook for property prices is cautiously optimistic, renters and investors should stay informed and consider both current market dynamics and future projections when making decisions. Engaging with real estate professionals and financial advisors can provide personalised insights tailored to individual circumstances.

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Epsom Rental Market Update: What’s Happening with Three-Bedroom Townhouses?

By Tiri Raumati-Greenhalgh • February 14, 2025

Market Trends & Demand In Kohi-tātea (January), there were 135,000 searches by potential tenants looking for properties in Epsom. While this is still a strong level of interest, it represents a 5% decrease compared to the same time last year. During this period, five new listings entered the market. The median expected rent price for a three-bedroom townhouse in Epsom is currently $905 per week, reflecting a 1% increase compared to last year. However, one of the most significant shifts is the median days on site, which has skyrocketed to 102 days, a 538% increase from the same period last year. This suggests that properties are taking significantly longer to rent out. Who’s Renting in Epsom? Epsom attracts a mix of young professionals and families. Recent data shows: 37.3% of renters in this area are under 30 years old. 25.4% are aged between 30 and 39. These demographics indicate a steady demand from working professionals and families looking for quality homes in a prime location. How the Unitary Plan is Shaping Epsom’s Rental Market With Auckland’s Unitary Plan pushing for higher-density developments, Epsom has seen an increase in townhouse availability over the past year. This growth in rental stock may be contributing to the longer time on the market for some properties. However, this intensification also benefits renters, providing modern, high-quality housing options in one of Auckland’s most desirable suburbs.

Pet-Friendly Rental Reforms: What Tenants and Landlords Need to Know

By Tiri Raumati-Greenhalgh • February 10, 2025

For many renters in New Zealand, finding a pet-friendly home has been a long-standing challenge. With landlords hesitant to accept tenants with pets due to concerns about property damage, many pet owners have struggled to secure suitable accommodation. However, recent proposed amendments to the Residential Tenancies Act aim to balance the rights of tenants and landlords while ensuring more Kiwis can keep their beloved pets. What Are the Proposed Changes? The government has outlined several key reforms designed to make renting with pets easier while addressing landlords' concerns. These proposed changes include: 1. Pet Bonds Under the new rules, landlords will be able to request a pet bond of up to two weeks' rent in addition to the standard bond. This additional financial security is intended to cover any pet-related damages beyond normal wear and tear. 2. Tenant Liability for Pet Damage Tenants will be fully responsible for any damage caused by their pets . While this has always been a concern for landlords, the new changes clarify that tenants must cover all repairs for any pet-related damage, rather than relying on standard bond payments alone. 3. Landlord Consent for Pets Currently, many landlords impose a blanket "no pets" policy. The reforms propose that landlords cannot unreasonably refuse a tenant's request to have a pet . Instead, landlords must provide a valid reason if they deny permission. Acceptable grounds for refusal may include: Property size and suitability – For example, a large dog may not be appropriate in a small apartment. Lack of fencing or secure outdoor space – If a property cannot safely accommodate a pet, landlords may refuse. Allergy concerns in multi-unit dwellings – If other tenants have allergies, landlords may deny requests based on health concerns. 4. Encouraging More Pet-Friendly Rentals With these changes, New Zealand aims to create a more pet-friendly rental market. The goal is to encourage landlords to reconsider their stance on pets , knowing that they have greater financial security through pet bonds and clearly defined tenant responsibilities.

Mount Eden Rental Market Update

By Tiri Raumati-Greenhalgh • February 4, 2025

Mount Eden continues to be one of Auckland’s most desirable suburbs for renters, offering a blend of convenience, community, and charm . Whether you're a landlord looking to understand the market trends or a tenant searching for the perfect home, here’s what’s happening in the rental market for 3-bedroom homes in Mount Eden this fortnight.

Back to Work Mode: Resetting for Landlords and Tenants After the Summer School Holidays

By Tiri Raumati-Greenhalgh • January 15, 2025

With the summer school holidays coming to an end, it’s time for many families to return to a normal routine. This period also marks a busy time in the rental market, with plenty of tenant movement and landlords preparing their properties for the New Year rush. Whether you’re a landlord ensuring your investment property is ready for new tenants or a tenant settling back into a routine, now is the perfect time to take stock and get organised for the months ahead. Landlords: Gearing Up for the New Year Summer is peak season in the property management world, with increased demand for rentals and higher turnover. Here’s how landlords can stay on top of things: Prepare for Tenant Turnover : Summer often brings tenant changes as families settle before the school term. Make sure your property is in top shape to attract quality tenants quickly. This includes thorough cleaning, minor repairs, and ensuring all appliances are in working order. Inspect and Maintain : With the hotter weather, now is a good time to inspect air conditioning systems, check for water leaks, and ensure that outdoor areas such as decks and patios are in good condition. Regular maintenance can prevent costly repairs down the line and keep your property appealing. Stay Competitive : Review rental prices in your area to ensure you’re offering a fair and attractive rate. Properties priced correctly are more likely to rent quickly, reducing vacancy periods. Consider any recent upgrades or amenities that might justify a higher rent.

New Changes to Encourage More Rental Homes: What This Means for You

By Tiri Raumati-Greenhalgh • December 17, 2024

Great news for renters and landlords alike! The government has recently passed new laws aimed at encouraging the development of more rental homes. These changes are designed to make renting better for tenants while supporting landlords to provide high-quality rental properties. Here’s what you need to know: What’s Changing? The new rules are focused on two key areas: Encouraging New Rentals The government is introducing policies to make it easier for landlords and investors to build more rental homes. This could mean: Reduced red tape for building new rental properties. Incentives for landlords to create long-term rental options. 2. Fairer Rules for Everyone The laws also aim to create a balanced environment for both tenants and landlords. This includes: Updates to tenancy agreements to provide clearer expectations. Stronger protections for tenants while ensuring landlords can manage their properties effectively. How Will This Impact Tenants? If you’re a tenant, these changes are good news! More rental properties in the market mean: More choices when looking for a home. Potentially lower rent as the competition among properties increases. Clearer and more secure tenancy agreements.

Navigating the Auckland Rental Market During the Busy Summer Months

By Tiri Raumati-Greenhalgh • December 11, 2024

The Auckland rental market traditionally experiences a surge in activity during January and early February, making it the busiest time of the year for tenancy movements. With tenants gearing up for the year ahead, this period brings unique opportunities and challenges for both renters and property owners. Here’s what to expect and how to navigate the rental landscape during this bustling season. Why is Summer So Busy? Several factors contribute to the heightened activity in the rental market during this time: School Zones and Education Planning Families often prioritise school zones when deciding where to live. January is the ideal time for parents to secure rental properties close to desirable schools before the academic year begins. Auckland’s high-demand zones, such as those near Auckland Grammar or Epsom Girls' Grammar School, see increased competition as families seek to position their children for educational success. Job Changes and Relocations The new year often brings new job opportunities. Many tenants relocate closer to their workplaces to reduce commute times and improve work-life balance. Auckland’s bustling job hubs, such as the CBD, Albany, and Manukau, see increased demand for rental properties during this period. Summer Weather and Lifestyle Choices The warm summer months inspire tenants to reassess their living situations. Whether it’s upgrading to a home with outdoor spaces or moving closer to Auckland’s beaches, the season encourages change. The improved weather also makes moving house a more appealing prospect. Market Turnover and Property Availability With so many tenants moving, landlords often list properties during this time, increasing availability. This higher turnover benefits tenants, offering a wider range of properties to choose from, but also increases competition for the most desirable homes.