Te Papapa is an established south-Auckland suburb with a strong rental base, where nearly half of all households are renters and median weekly rents sit at $650. Indicative gross yields range from 2.9% to 3.7%, positioning it as a cash-flow-conscious option within the broader Auckland market.
Analyse a Te Papapa propertyMedian weekly rent in Te Papapa from MBIE tenancy bond records (2025-12, 3-month period). Real lodged-bond data — not estimates.
Indicative gross yield range of 2.9%–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 49% of households renting and a median age of 37, Te Papapa attracts a working-age tenant base that values proximity to Auckland's industrial and commercial corridors as well as access to motorway connections. The suburb's population of 3,150 keeps vacancy competition relatively contained, and a median household income of $130,800 suggests tenants here have reasonable financial capacity.
Two- and three-bedroom dwellings dominate rental demand, with median rents of $615 per week for a two-bedroom and $673 per week for a three-bedroom property. The lower-to-upper quartile rent range of $560–$720 per week indicates a broad spread, meaning well-presented properties can comfortably achieve above-median rents.
At the Auckland median price of $1,000,000, Te Papapa's indicative gross yields of 2.9%–3.7% reflect the city-wide compression investors face. The upper end of that yield range, achievable on better-positioned or multi-bedroom assets, provides marginally more breathing room for mortgage servicing and operating costs.
Investors should stress-test numbers carefully against current interest rates, as a gross yield of 2.9% at the lower end leaves limited buffer once property management fees, insurance, rates, and maintenance are deducted. Scrutinising comparable sales and rental evidence specific to property type will be essential before committing to a purchase price.
Te Papapa offers a densely rented, working-age community with a median household income of $130,800 — a demographic that tends to produce stable, long-term tenancies. The 49% renter proportion signals genuine and sustained demand, and the $560–$720 per week rent quartile range shows room to add value through property improvements.
With Auckland's broader market anchored around the $1,000,000 median, yield compression remains a real challenge; however, investors who secure stock below the city median or add a minor dwelling may be able to push returns toward the upper end of the 2.9%–3.7% gross yield range.
Run the numbers on a specific Te Papapa address using PropertyMetrics NZ's yield and cash-flow calculators to see how it stacks up against the suburb's 2.9%–3.7% indicative gross yield range.
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