New Windsor South is an established Auckland residential suburb where 39% of households rent, supporting a median weekly rent of $660. Indicative gross yields of 3.1%–3.7% place it broadly in line with wider Auckland benchmarks, making it a suburb worth analysing carefully for cash-flow-focused investors.
Analyse a New Windsor South propertyMedian weekly rent in New Windsor South from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 3.1%–3.7% 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 39% of households renting and a median age of 37, New Windsor South attracts a relatively mature renting cohort — likely working professionals and established families who value the suburb's accessibility to central Auckland amenities and employment hubs. The median household income of $115,200 suggests tenants here have reasonable financial capacity, which can support rental consistency and lower vacancy risk.
The suburb's small population of 1,983 means the rental pool is tight and competition for well-maintained properties can be meaningful. Investors should note that 3-bedroom homes command a median of $668 per week, making family-sized dwellings the strongest performers relative to smaller configurations, where 2-bed rents sit at $565 and 1-bed at $573 per week.
Based on the Auckland median price of $1,000,000, New Windsor South's indicative gross yield range of 3.1%–3.7% reflects the compressed yields typical of established Auckland suburbs. At the current median weekly rent of $660, an investor purchasing at or near the city median price would need to factor in relatively modest cash-flow before expenses, rates, insurance, and management fees are deducted.
The lower-quartile rent of $591 per week provides a useful stress-test figure — investors should model their servicing costs against this floor, not just the $660 median, to ensure the property remains viable during any vacancy or re-letting period. The upper quartile of $720 per week indicates meaningful upside is achievable for well-presented, modernised properties.
New Windsor South offers investors a stable, owner-occupier-leaning neighbourhood with a sizeable 39% renter base and a relatively affluent tenant profile, evidenced by the suburb's median household income of $115,200. Gross yields of 3.1%–3.7% are consistent with much of metropolitan Auckland and are unlikely to generate strong short-term cash flow on their own, meaning capital growth expectations will likely drive overall investment returns.
Investors with a medium-to-long term horizon who prioritise tenant quality and stability over headline yield may find New Windsor South a dependable addition to a diversified Auckland portfolio.
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