Auckland Suburb · Rental Yield

Epsom North Rental Yield 2026

Epsom North is an established Auckland suburb with a relatively even split between owner-occupiers and renters, offering investors indicative gross yields of 1.6%–4.1%. With a median weekly rent of $640 and a high median household income of $131,600, the suburb attracts a stable, professional tenant base.

Analyse a Epsom North property

Median rent by bedroom

Epsom North weekly rents

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

1 Bedroom

$285/wk

2 Bedroom

$680/wk

3 Bedroom

$650/wk

Indicative gross yield range of 1.6%–4.1% 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 North?

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

Median Rent

$640/wk

Rent Range

$305–$795

Renters

47%

Median Income

$131,600

Median Age

37 yrs

Population

3,219

Investor guide

Investing in Epsom North

Who Rents in Epsom North?

Renters make up 47% of Epsom North households — a meaningful proportion for an inner-Auckland suburb of its character — reflecting demand from professionals, couples, and smaller households drawn to its central location and amenities. With a median age of 37 and a suburb median household income of $131,600, the rental pool here skews toward higher-income, longer-term tenants who value quality over price.

The rental market spans a wide range, with lower-quartile rents at $305 per week and upper-quartile rents reaching $795 per week, signalling genuine diversity in the property stock from compact apartments through to larger family homes. Two-bedroom properties command a median of $680 per week, while three-bedroom properties sit at $650 per week, suggesting strong demand for mid-sized dwellings.

Yields and Cash-Flow Considerations

Based on the Auckland median price of $1,000,000, Epsom North's indicative gross yield range sits between 1.6% and 4.1% — a spread that reflects both the variation in property types and the premium pricing typical of this part of Auckland. Investors acquiring at or above the median price should factor in that gross yields at the lower end of this range leave limited margin before expenses, financing costs, and vacancy.

Cash-flow positive outcomes are achievable at the upper end of the yield range, particularly for investors who secure well-priced smaller properties and achieve upper-quartile rents. However, at $640 per week median rent against Auckland's $1,000,000 median price benchmark, most purchases in this suburb are likely to be yield-constrained, with the investment case resting partly on long-term capital appreciation.

Investor Snapshot

Is Epsom North a good place to invest?

Epsom North offers investors the stability of a high-income, established Auckland suburb with nearly half of all households renting, which supports consistent rental demand. The indicative gross yield range of 1.6%–4.1% reflects the trade-off common to premium inner-Auckland suburbs: reliable tenants and lower vacancy risk, but compressed yields relative to the purchase price required to enter the market.

Investors with a longer-term horizon and focus on capital preservation alongside rental income may find Epsom North a sound addition to a portfolio, though those seeking strong immediate cash flow should stress-test their numbers carefully against the lower end of the yield range.

Potential Advantages

High-income tenant pool with suburb median household income of $131,600, supporting rent affordability and payment reliability
Strong rental demand with 47% of households renting across a suburb of 3,219 people
Wide rent range up to $795/wk at the upper quartile, offering cash-flow upside for well-positioned properties

Key Risks to Consider

Indicative gross yields as low as 1.6% at the lower end leave little buffer for expenses, rates, insurance, and mortgage costs
Entry prices anchored to the Auckland $1,000,000 median benchmark require significant capital and financing capacity
Median rents for 3-bed properties ($650/wk) sit below the 2-bed median ($680/wk), which warrants careful due diligence on specific property types before committing

FAQ

Epsom North rental yield — common questions

What is the median rent in Epsom North?

The median weekly rent across all property types in Epsom North is $640 per week. Rents range from $305 per week at the lower quartile to $795 per week at the upper quartile, reflecting the diversity of property stock in the suburb.

What rental yields can investors expect in Epsom North?

Based on the Auckland median price of $1,000,000, indicative gross yields in Epsom North range from 1.6% to 4.1%. Yields at the upper end are more achievable for smaller or better-valued properties achieving higher rents, while larger or premium-priced purchases are likely to sit toward the lower end of the range.

What types of tenants rent in Epsom North?

Epsom North's tenant profile reflects its high-income, established character — with a suburb median household income of $131,600 and a median age of 37, renters here tend to be working professionals, couples, and smaller households. The 47% renter proportion across 3,219 residents suggests a stable and active rental market.

How do bedroom configurations affect rents in Epsom North?

One-bedroom properties have a median rent of $285 per week, two-bedroom properties $680 per week, and three-bedroom properties $650 per week. Notably, the two-bedroom median slightly exceeds the three-bedroom median, which investors should factor into their property selection and yield calculations.

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