Kendallvale is a small, relatively affluent Auckland suburb where median weekly rents sit at $675 and the indicative gross yield range runs from 3% to 5.4%. With only 11% of households renting, this is a tightly held, owner-occupier-dominated neighbourhood that rewards patient, long-term investors.
Analyse a Kendallvale propertyMedian weekly rent in Kendallvale from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3%–5.4% 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.
Kendallvale's rental market is characterised by its compact size — a population of just 1,095 — and a high proportion of owner-occupiers, with renters making up only 11% of households. This low rental stock means vacancy rates can be tight, and well-presented properties tend to attract stable, longer-term tenants rather than a transient renter base.
The suburb's median household income of $132,900 and median age of 37 point to a working professional and family demographic. Tenants here typically expect quality finishes and well-maintained properties, and rent accordingly — with the lower quartile at $569 per week and the upper quartile reaching $1,038 per week, reflecting meaningful variation depending on property size and presentation.
Based on the Auckland median price of $1,000,000, Kendallvale's indicative gross yield range of 3% to 5.4% reflects the broader challenge of achieving strong cash flow in higher-value Auckland suburbs. A median rent of $675 per week provides a reasonable income stream, but investors should stress-test returns against mortgage servicing costs, rates, insurance, and maintenance before committing.
Properties achieving rents closer to the upper quartile of $1,038 per week will be better positioned toward the top of that yield range, while entry-level stock at the lower quartile of $569 per week may sit toward the 3% end. Investors should scrutinise individual property attributes — bedroom count, condition, and parking — to assess where on that spectrum a specific asset is likely to land.
Kendallvale presents a low-churn, high-income rental environment that suits investors prioritising tenant quality and capital stability over high short-term yields. The suburb's median household income of $132,900 and median age of 37 suggest tenants with the financial capacity to meet rents consistently, though the shallow rental pool — just 11% of households — means investors must be prepared for occasional extended vacancy when re-letting.
For investors with a long-term horizon and an appetite for Auckland's ownership-driven market dynamics, Kendallvale offers a defensible position, provided acquisition costs are calibrated carefully against the 3%–5.4% gross yield range.
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