Browns Bay South East is a well-established coastal neighbourhood on Auckland's North Shore, attracting quality tenants with a median weekly rent of $665. Indicative gross yields range from 3.1% to 4.2%, reflecting the suburb's premium residential character and strong household income base.
Analyse a Browns Bay South East propertyMedian weekly rent in Browns Bay South East from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.1%–4.2% 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.
Renters make up 34% of households in Browns Bay South East, a relatively modest share that points to a predominantly owner-occupier community — yet still represents a meaningful pool of tenants for landlords. The suburb's median household income of $130,300 is well above the Auckland average, suggesting residents have strong financial capacity, which typically translates into reliable rent payments and lower vacancy risk.
With a median age of 37 and a population of 2,955, the suburb skews toward established professionals and families rather than transient student populations. This demographic profile supports demand for larger, well-presented rentals — reflected in the 3-bedroom median rent of $690 per week — and tends to favour longer tenancies and lower turnover.
Based on the Auckland median price of $1,000,000, indicative gross yields in Browns Bay South East sit between 3.1% and 4.2%. The lower quartile rent of $595 per week and the upper quartile of $813 per week illustrate the meaningful spread across property types, so purchase price and dwelling size will significantly influence the yield an investor ultimately achieves.
Investors focused on cash flow should note that gross yields in the 3.1%–4.2% range are typical of premium North Shore suburbs, where capital-growth expectations are often built into pricing. Factor in rates, insurance, maintenance, and property-management fees when modelling net returns, as these costs can materially reduce the gross yield figure.
Browns Bay South East offers investors a combination of high-income tenants, a stable owner-occupier-influenced neighbourhood, and rents that range from $595 to $813 per week depending on the property. The suburb's median household income of $130,300 underpins tenant quality, while the median weekly rent of $665 demonstrates solid income-generating potential for well-positioned properties.
The suburb's coastal North Shore location and affluent demographic profile suggest ongoing demand from quality tenants, though investors should weigh this against the relatively compressed gross yield range of 3.1%–4.2% when assessing total return expectations.
Run the numbers on any listing with PropertyMetrics NZ and see how it stacks up against the suburb's indicative gross yield range of 3.1%–4.2%.
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