Bombay Hills is a semi-rural Auckland fringe community with a tight rental market, where median weekly rents sit at $735 and owner-occupiers dominate the landscape. Indicative gross yields of 3.6%–4.4% reflect the area's premium land values and appeal to tenants seeking space and lifestyle on the southern edge of the Auckland region.
Analyse a Bombay Hills propertyMedian weekly rent in Bombay Hills from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.6%–4.4% 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.
With only 18% of households renting, Bombay Hills is firmly an owner-occupier community — a characteristic typical of lifestyle and semi-rural fringe suburbs across Auckland. Tenants who do rent here tend to be professional households or families drawn to the open spaces, quieter pace, and relative proximity to both Auckland city and the Waikato, willing to pay a premium for that lifestyle.
The suburb's median household income of $134,300 sits well above national norms, which underpins demand for higher-quality rental properties and supports the $683–$853 per week rent range seen across the lower to upper quartiles. Landlords in Bombay Hills are generally dealing with a smaller but financially stable tenant pool.
Based on the Auckland median price of $1,000,000, indicative gross yields in Bombay Hills range from 3.6% to 4.4% — a spread that reflects variation in property size, land content, and condition across the suburb. At a median rent of $735 per week, an investor needs to carefully model mortgage servicing costs and factor in the typically higher maintenance demands of semi-rural properties.
Gross yields in the 3.6%–4.4% range are modest by national standards, meaning capital growth expectations and long-term hold strategies are likely to be central to any investment thesis here. Investors should stress-test their numbers against vacancy periods, given the limited renter population of just 18% of households in a suburb with a total population of 1,989.
Bombay Hills offers a niche but stable rental proposition — a median weekly rent of $735 and a high median household income of $134,300 suggest tenants here are reliable and financially capable. However, the shallow rental pool, with renters comprising just 18% of households in a community of 1,989 people, means vacancy risk is a more significant consideration than in denser urban suburbs.
For investors comfortable with a lifestyle-property profile and a long-term horizon, Bombay Hills may offer steady income and land-value upside, though the 3.6%–4.4% gross yield range warrants careful due diligence on financing costs and ongoing expenses.
Run your own numbers on any Bombay Hills listing with PropertyMetrics NZ — instant yield, cash-flow, and rent estimates powered by real Auckland data.
Analyse a property free