Hillsborough South is a well-established Auckland residential suburb with a median weekly rent of $785 and a relatively tight rental market that reflects the area's appeal to stable, higher-income households. Indicative gross yields sit in the 3.6%–4.2% range, positioning it as a capital-growth-oriented suburb rather than a high-yield play.
Analyse a Hillsborough South (Auckland) propertyMedian weekly rent in Hillsborough South (Auckland) from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.6%–4.2% 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 a median household income of $149,800 and a median age of 37, Hillsborough South attracts a relatively affluent and settled tenant base — typically professional couples, young families, and dual-income households who value the suburb's residential character and proximity to Auckland amenities. Renters make up 28% of households, meaning owner-occupiers dominate, which tends to underpin property values and neighbourhood stability.
Three-bedroom homes are the workhorse of the local rental market, commanding a median rent of $745 per week, while the broader suburb median sits at $785 per week across all property types. The lower-to-upper quartile rent range of $695–$800 per week signals relatively compressed rental dispersion — tenants and landlords alike are operating in a fairly consistent price band.
Based on the Auckland median price of $1,000,000, indicative gross yields in Hillsborough South range from 3.6% to 4.2%. These figures are broadly in line with — or modestly above — many comparable Auckland suburbs at this price point, but investors should model carefully for net returns once rates, insurance, maintenance, and property management costs are factored in.
At this yield level, strong capital growth assumptions are typically required to justify acquisition. Investors should scrutinise the specific property's condition, any body corporate obligations if purchasing an apartment or townhouse, and local council planning overlays that could affect future development or neighbouring land use.
Hillsborough South offers a stable, low-vacancy rental environment underpinned by high household incomes and a predominantly owner-occupier community. At a median weekly rent of $785 and gross yields of 3.6%–4.2%, the suburb rewards patient, long-term investors focused on asset quality and capital preservation rather than immediate cash flow.
With a median age of 37 and a population of 2,769, the suburb remains relatively compact and demographically consistent, suggesting steady rather than speculative rental demand over the medium term.
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