Auckland Suburb · Rental Yield

Epsom East Rental Yield 2026

Epsom East is an established Auckland suburb with a median weekly rent of $700 and a rental household share of 42%, reflecting steady tenant demand in a high-income catchment. Indicative gross yields range from 3.2% to 4.7%, positioning the suburb as a lower-yield, quality-asset market typical of inner Auckland.

Analyse a Epsom East property

Median rent by bedroom

Epsom East weekly rents

Median weekly rent in Epsom East from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.

1 Bedroom

$765/wk

2 Bedroom

$620/wk

Indicative gross yield range of 3.2%–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.

Suburb demographics

Who rents in Epsom East?

From the Stats NZ 2023 Census. Rental demand indicators that shape tenant pool and vacancy.

Median Rent

$700/wk

Rent Range

$618–$908

Renters

42%

Median Income

$128,400

Median Age

37 yrs

Population

2,802

Investor guide

Investing in Epsom East

Who Rents in Epsom East?

With a median household income of $128,400 and a median age of 37, Epsom East attracts professional couples, young families, and post-graduate renters who prioritise quality housing in a well-connected Auckland neighbourhood. At 42% of households renting, there is a meaningful and consistent tenant pool, suggesting landlords can expect relatively low vacancy periods when properties are well-presented and competitively priced.

The suburb's population of 2,802 keeps it intimate and in demand, with tenants typically seeking longer-term tenure given the desirable location and good access to central Auckland amenities. Landlords who invest in property condition and presentation are well placed to attract and retain the quality tenants this suburb draws.

Yields & Cash-Flow Considerations

Based on the Auckland median price of $1,000,000, indicative gross yields in Epsom East sit between 3.2% and 4.7% — a range that reflects the suburb's premium pricing relative to its rental income. The interquartile rent range of $618 to $908 per week shows meaningful variation depending on property type and size, giving investors some flexibility in targeting different price points.

It is worth noting that 1-bedroom properties command a median of $765 per week — higher than the 2-bedroom median of $620 per week — which may reflect a concentration of compact, well-located apartments or units attracting professional singles and couples. Investors should factor in body corporate fees, rates, insurance, and management costs when stress-testing net yields against the indicative gross figures.

Investor Snapshot

Is Epsom East a good place to invest?

Epsom East offers a high-income tenant base, a solid 42% renter share, and a well-established residential character that supports long-term capital preservation. However, with indicative gross yields of 3.2% to 4.7% against an Auckland median price benchmark of $1,000,000, this is a suburb where capital growth potential — rather than immediate cash flow — tends to be the primary investment thesis.

For investors with a long-term horizon and the ability to service a lower-yielding asset, Epsom East's demographics and demand fundamentals remain compelling within the Auckland market.

Pros

High median household income of $128,400 supports strong, reliable rent payments
42% of households rent, providing a deep and consistent tenant pool
Rent range up to $908/wk at the upper quartile offers upside for premium properties

Cons

Indicative gross yields start at just 3.2%, meaning cash flow can be tight after expenses
Entry prices at or above the Auckland median of $1,000,000 require significant capital
Small suburb population of 2,802 means limited stock turnover and fewer buying opportunities

FAQ

Epsom East rental yield — common questions

What is the median rent in Epsom East?

The median weekly rent across all property types in Epsom East is $700 per week. Rents span an interquartile range of $618 to $908 per week, reflecting variation across property sizes and quality. Investors targeting the upper end of the market may achieve rents well above the median.

What rental yields can I expect in Epsom East?

Based on the Auckland median price of $1,000,000, indicative gross yields in Epsom East range from 3.2% to 4.7%. These are gross figures, so investors should deduct property management fees, rates, insurance, maintenance, and any body corporate costs to arrive at a net yield. Epsom East is generally regarded as a capital-growth suburb rather than a high-yield one.

Why is the 1-bedroom rent higher than the 2-bedroom rent in Epsom East?

The median rent for 1-bedroom properties in Epsom East is $765 per week, compared with $620 per week for 2-bedroom properties. This counterintuitive result can occur when the 1-bedroom segment is dominated by premium or newly built apartments in sought-after locations, pushing the median above that of older or larger 2-bedroom stock. Investors should assess individual property characteristics rather than relying solely on bedroom-count medians.

What type of tenant does Epsom East attract?

Epsom East's median household income of $128,400 and median age of 37 point to a predominantly professional renter demographic — working couples, young families, and tertiary-educated individuals who value the suburb's character and proximity to Auckland's urban core. With 42% of households renting, demand is consistent, and tenants in this income bracket are generally well placed to meet rental obligations reliably.

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