Beach Haven South is a settled, predominantly owner-occupied suburb on Auckland's North Shore, where the median weekly rent sits at $670 and renters make up around 19% of households. Indicative gross yields range from 3.1% to 3.8%, reflecting the suburb's stable but relatively low-turnover rental market.
Analyse a Beach Haven South propertyMedian weekly rent in Beach Haven South from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.1%–3.8% 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.
Beach Haven South attracts a settled tenant demographic, consistent with its median age of 37 and a median household income of $146,900 — well above broader Auckland averages. With only 19% of households renting, landlords benefit from a less competitive but more selective pool of tenants who tend to prioritise space, quiet streetscapes, and proximity to coastal amenities.
Three-bedroom properties dominate rental demand, with the median weekly rent for that configuration sitting at $670 per week — in line with the suburb's overall median. The rent range across the lower to upper quartile runs from $596 to $728 per week, giving investors a reasonably predictable income band when assessing cash-flow scenarios.
Based on the Auckland median price of $1,000,000, indicative gross yields in Beach Haven South fall between 3.1% and 3.8%. These figures sit at the lower end of what many investors target, which is typical for established North Shore suburbs where capital growth expectations are historically baked into pricing.
Investors should factor in rates, insurance, maintenance, and property management fees when calculating net returns, as gross yields of 3.1%–3.8% leave limited margin for unexpected costs. It is worth stress-testing cash flow at the lower quartile rent of $596 per week to ensure serviceability under softer letting conditions.
Beach Haven South offers a stable, low-vacancy rental environment underpinned by a high-income resident base and a median household income of $146,900. The trade-off is yield compression — gross returns of 3.1% to 3.8% mean this suburb is better suited to investors prioritising tenant quality and long-term capital preservation over immediate cash flow.
With a small renter population of around 19% of households and a suburb population of 3,204, stock turnover is limited, so investors should be prepared to hold through market cycles to realise value.
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