Henderson Lincoln South is a mixed residential suburb in Auckland's west where nearly half of all households rent, underpinning steady tenant demand. With a median weekly rent of $680 and indicative gross yields ranging from 3% to 3.8%, the suburb sits within a familiar range for the Auckland market.
Analyse a Henderson Lincoln South propertyMedian weekly rent in Henderson Lincoln South from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3%–3.8% 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 49% of households renting, Henderson Lincoln South has a near-even split between owners and tenants — a profile that signals a well-established rental market with a broad base of prospective occupants. The suburb's median age of 37 and median household income of $101,500 point to working-age professionals and families as the dominant renter cohort.
Demand spans a range of dwelling sizes. One-bedroom properties achieve a median of $535 per week, while three-bedroom homes — which tend to suit families — command $670 per week. The lower-to-upper quartile rent range of $570–$730 per week reflects the diversity of stock available across the suburb.
Based on the Auckland median price of $1,000,000, investors in Henderson Lincoln South can expect indicative gross yields of between 3% and 3.8%. While these figures are broadly in line with wider Auckland benchmarks, gross yield alone does not account for rates, insurance, property management fees, maintenance, and vacancy periods — all of which compress net returns.
Investors should stress-test their cash-flow assumptions at both ends of the rent range ($570–$730 per week) and factor in the possibility of interest rate movements. Checking recent comparable sales and rental listings will help confirm whether the median figures are representative of the specific property type you are assessing.
Henderson Lincoln South offers a stable rental base — nearly half of all households are renters — combined with a relatively high median household income of $101,500, which supports tenants' capacity to meet rents in the $570–$730 per week range. The suburb's population of 3,180 keeps it an intimate community, and the median age of 37 suggests ongoing demand from working households rather than a transient student market.
Yield outcomes at 3%–3.8% are moderate by national standards, so capital growth expectations and long-term hold strategy will be important considerations for investors evaluating Henderson Lincoln South.
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