Bayswater is a sought-after North Shore suburb offering a median weekly rent of $850 and indicative gross yields ranging from 3.4% to 4.7%. Its harbour-side character and relatively affluent renter base make it a compelling, if premium-priced, addition to an Auckland investment portfolio.
Analyse a Bayswater propertyMedian weekly rent in Bayswater from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.4%–4.7% uses the rent against the Auckland median sale price of $1,000,000. Net yield is lower after rates, insurance, management and maintenance.
From the Stats NZ 2023 Census. Rental demand indicators that shape tenant pool and vacancy.
Bayswater attracts a well-established renter cohort, reflected in a median household income of $130,200 and a median age of 37. With 39% of households renting, there is a meaningful pool of tenants — many of them professionals and families drawn to the suburb's relaxed waterfront lifestyle and convenient ferry access to the Auckland CBD.
The suburb's relatively small population of 2,742 means the rental market can move quickly, with quality properties in good condition tending to attract strong tenant demand. Landlords who maintain well-presented homes are generally well-positioned to achieve rents at or above the $850 per week median.
Based on the Auckland median price of $1,000,000, indicative gross yields in Bayswater sit in the 3.4%–4.7% range. The lower quartile rent of $660 per week and upper quartile of $908 per week illustrate the spread investors can expect depending on property type, size, and condition.
At the lower end of that yield range, cash flow will be tight once mortgage servicing, rates, insurance, and maintenance are accounted for. Investors should stress-test their numbers carefully, particularly given Auckland's interest rate environment, and ensure any acquisition is underpinned by a clear medium-to-long-term capital strategy.
Bayswater presents a classic Auckland premium-suburb trade-off: a high-income, stable tenant base with a median household income of $130,200 and a $850 per week median rent, offset by entry prices that compress gross yields to between 3.4% and 4.7%. For investors prioritising tenant quality and long-term capital preservation, the suburb has genuine appeal.
With its harbour-side amenity, ferry connectivity, and limited housing stock in a population of just 2,742, Bayswater is likely to remain competitively sought after by renters and owner-occupiers alike over the medium term.
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