Auckland Suburb · Rental Yield Guide

Forrest Hill North Rental Yield 2026

Forrest Hill North is an established North Shore suburb with a strong rental market underpinned by a median weekly rent of $760 and 40% of households in rental accommodation. Investors can expect an indicative gross yield range of 3.6%–4.6% based on the Auckland median price of $1,000,000.

Analyse a Forrest Hill North property

Median rent by bedroom

Forrest Hill North weekly rents

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

3 Bedroom

$760/wk

Indicative gross yield range of 3.6%–4.6% 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 Forrest Hill North?

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

Median Rent

$760/wk

Rent Range

$685–$880

Renters

40%

Median Income

$119,600

Median Age

37 yrs

Population

2,472

Investor guide

Investing in Forrest Hill North

Who Rents in Forrest Hill North?

Forrest Hill North attracts a relatively affluent rental demographic, reflected in the suburb's median household income of $119,600 — well above the national average. With a median age of 37 and 40% of households renting, the suburb draws professional couples and families who value the North Shore's quieter residential character and convenient access to motorway connections and local amenities.

Three-bedroom dwellings dominate rental demand, with the median weekly rent for that configuration sitting at $760 — in line with the overall suburb median. Landlords can expect a rent range of $685 to $880 per week across the lower to upper quartile, giving reasonable confidence around achievable rents when assessing a specific property.

Yields and Cash-Flow Considerations

Based on the Auckland median price of $1,000,000, Forrest Hill North's indicative gross yield sits between 3.6% and 4.6% — a range typical of established, higher-value North Shore suburbs. Gross yields at the upper end of that band are more achievable on properties secured below the median price or those commanding rents closer to the upper quartile of $880 per week.

Investors should remember that gross yield does not account for rates, insurance, property management fees, and maintenance — costs that can meaningfully reduce net returns in a suburb where property values are elevated. Stress-testing cash flow at the lower quartile rent of $685 per week is a prudent step before committing to a purchase.

Investor Snapshot

Is Forrest Hill North a good place to invest?

Forrest Hill North offers investors a stable, income-qualified tenant base in a sought-after North Shore location. The combination of a $119,600 median household income and 40% renter occupancy suggests sustained rental demand from tenants with the financial capacity to meet rents of $760 per week or more, reducing vacancy and arrears risk relative to lower-income suburbs.

With the Auckland market maturing, capital growth in established suburbs like Forrest Hill North is likely to be more measured, meaning investors should weigh yield sustainability carefully alongside any long-term appreciation thesis.

Pros

High-income tenant base with median household income of $119,600, supporting rent affordability
Solid rental demand with 40% of households renting in a small, tightly held suburb of 2,472 people
Rent range of $685–$880/wk offers upside for well-presented or larger properties

Cons

Indicative gross yields of 3.6%–4.6% leave limited buffer once operating costs are deducted
High entry price relative to yield means the suburb is more suited to long-term, equity-focused investors
Small population of 2,472 means limited comparable sales and rental data, which can complicate valuations

FAQ

Forrest Hill North rental yield — common questions

What is the median rent in Forrest Hill North?

The median weekly rent across all property types in Forrest Hill North is $760 per week. Rents span a lower quartile of $685 per week up to an upper quartile of $880 per week, depending on the property's size, condition, and location within the suburb.

What rental yield can I expect in Forrest Hill North?

Based on the Auckland median price of $1,000,000, the indicative gross yield range for Forrest Hill North is 3.6%–4.6%. Achieving the upper end of that range generally requires either purchasing below the median price or securing a tenant at or above the upper quartile rent of $880 per week.

What type of tenants rent in Forrest Hill North?

Forrest Hill North attracts established professionals and families, consistent with a median age of 37 and a median household income of $119,600. Three-bedroom homes are the benchmark rental configuration, with a median rent of $760 per week for that dwelling type.

How competitive is the Forrest Hill North rental market?

With 40% of the suburb's households renting and a relatively small total population of 2,472, rental stock is limited and demand from income-qualified tenants tends to be consistent. This dynamic generally supports stable occupancy rates, though investors should still budget for vacancy and maintenance costs when modelling returns.

More Auckland suburbs

Epsom Central-South Blockhouse Bay North Epsom Central-North Swanson Northcote Tuff Crater Somerville Mount Wellington Central Greenlane North