Hillsborough North is a settled residential suburb in Auckland where median weekly rents sit at $690, reflecting steady demand from working households. Indicative gross yields range from 3.3% to 3.9%, positioning it as a stable, if yield-conscious, option for property investors.
Analyse a Hillsborough North (Auckland) propertyMedian weekly rent in Hillsborough North (Auckland) from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.3%–3.9% 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 around 25% of households in Hillsborough North, which is notably lower than many inner-Auckland suburbs, pointing to an owner-occupier-dominated community. The suburb's median age of 37 and median household income of $83,100 suggest a relatively established, professionally employed tenant base — the kind of renter who values stability and well-maintained homes.
With a population of 1,653, Hillsborough North is a compact and close-knit neighbourhood. Demand tends to come from families and couples seeking quieter surroundings while remaining within reach of central Auckland, which keeps vacancy risk relatively contained for landlords offering quality three-bedroom stock.
At a median weekly rent of $690, Hillsborough North generates indicative gross yields of 3.3% to 3.9% against the Auckland median price of $1,000,000. Three-bedroom properties sit right at that $690 median, while two-bedroom dwellings return approximately $605 per week — useful context when assessing purchase price relative to expected rental income.
The lower-to-upper quartile rent range of $636 to $745 per week shows a reasonably tight spread, which limits the upside surprise on rental income but equally provides comfort around downside risk. Investors should model carefully against mortgage costs, rates, and insurance, as gross yields in the 3% range leave limited buffer before a property moves into negative cash flow.
Hillsborough North offers the dependability of a mature, low-turnover suburb with a relatively high-income tenant pool — median household income of $83,100 suggests tenants who are generally able to meet rent obligations consistently. The trade-off is yield compression typical of established Auckland locations, with gross returns of 3.3% to 3.9% leaving investors reliant on capital growth to drive total returns.
For investors with a longer-term horizon and confidence in Auckland's broader property market, Hillsborough North's demographic stability and owner-occupier character provide a sound foundation, though short-term cash-flow positive outcomes are unlikely at current price levels.
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