Spring Newsletter

 A Message From Chris

BLOCKING OUT THE NOISE
Written by Chris Gemmell, AREINZ
2nd September 2026

Have you been struggling over the winter season with the constant media chatter and “noise” around matters, both international and domestic?

A lot of this news involves headline-grabbing and, more often than not, is written in a negative tone and bias.

With two active wars going on, constant discussions on the cost of living, fuel prices and headline inflation, we now have political manoeuvring and its daily rhetoric ramping up as we head into the general election in a couple of months’ time. It can be hard to keep focus and, in some cases, keeping positive!

For us at Ray White Lochore’s, whilst we have been mindful of the above, we have nonetheless “blocked out the noise”.

Median Prices and Trends – What’s Really Happening?
There are so many real estate articles being written every month that provide sweeping generalisations of the national or regional statistics, median prices, stock levels versus previous years, average days to sell and average prices versus pre-COVID levels.

Markets within markets. Cutting through the noise, we are continuing to see positive signs in the residential space on the North Shore.

The middle price bracket (circa $1.0 – $2.0 million) has been active, with stand-alone homes currently the flavour of the season, as families step on up from first homes and new arrivals back into the country, quietly renting or living with relatives until the right property becomes available. In many ways, this trend cuts across the media reports.

We have had some outstanding auction results during late autumn and winter, with sound, well-reaching marketing campaigns generating extensive online awareness and multiple buyer activity. Birkenhead, Birkenhead Point, Hillcrest, Birkdale & Coastal Beachhaven are all fresh case studies where our Auction Suite at 100 Mokoia Road has been active with heated and competitive bidding. Reserve prices set by owners significantly exceeded and excited buyers and sellers having their photos taken!

First home buyers are also out and about, many pre-approved on finance and keen to get on the property ladder when they see a property realistically priced and well presented. Latest statistics indicate first home buyers now represent around 30% of all buyers in the market, up from traditional numbers around 20-21%. A powerful and sizeable segment.

Many complete their market research and due diligence carefully, taking time before they act. With the recent 0.25% rise in the OCR and several more increases signaled by the Reserve Bank, their focus to buy will continue to heat up.

New-build terraced homes remain a challenge in some pockets, simply from a supply versus demand perspective, where buyers have a wider choice. Situated on small freehold sites, some buyers’ focus is very short-term, purely on year one cashflows, as they may not involve Body Corporate fees.

There is potentially a catch here in the medium to longer term, with some developers offering minimal defect and maintenance periods from new and no structured regime for future painting, or maintenance of common areas. A potential ticking time bomb.
Conversely, there remain some well-run existing townhouse or apartment developments that are proven performers, with Body Corporate fees and planned maintenance representing good value and carefree ownership.

Building consent numbers are up, and some previously shelved townhouse and apartment developments are gaining momentum again, as developers see opportunity ahead and construction costs stabilise. This is an exciting trend emerging, which will provide new market offerings in and around Birkenhead.

For seasoned investors, perhaps it is time to get a portfolio “health check”. That is to see where individual market values sit and to rationalise any non-performers, with a view to enjoying retirement with some well-earned capital, or to bolster the portfolio with something new. Well built and well located!

If you are curious about where values sit, just reach out – my Registered Valuation background and over 25 years of actively selling property on the inland North Shore will ensure you receive honest, reliable and accurate advice, with no strings attached.
We wish you all the very best for the Spring season ahead.

Chris Gemmell, AREINZ
Registered Valuer (non-practising)
Ray White Elite Performer (2025-2026).

Spring Cleaning Your Home

In New Zealand, spring is the ultimate reset for your property. As the cold, damp months recede, the returning warmth makes it the ideal time to clear out winter grime and refresh your living space.

Taking the time to air out and deep-clean your home as the season changes does more than just boost your mood; it combats trapped moisture, restores weather-worn surfaces, and prevents hidden grime from causing long-term damage.

The Essential Spring Cleaning Checklist

Purge the Moisture & Air It Out: Open up doors and windows to flush out stagnant winter air. Scrub away any condensation-induced mould around window frames, curtain linings, and bathroom ceilings before the humidity rises.

Deep-Clean Soft Furnishings: Wash or dry-clean heavy drapes, throw blankets, and rugs that absorbed dampness and dust over winter. Vacuum mattresses and flip them to keep your bedding fresh and hygienic.

Revive the Exterior & Gutters: Give your decks, siding, and outdoor furniture a thorough water-blast to remove winter algae build-up. Re-check gutters for leftover autumn leaves so spring downpours drain smoothly.

De-clutter & Refresh Storage: Clear out wardrobes, pantry shelves, and garage storage. Donate unused items and wipe down internal shelving to eliminate dust and deter seasonal pests as the weather warms up.

Spring Rule of Thumb: A clean home is a healthy home. Dedicating a weekend to shaking off winter’s residue sets a fresh tone for the warmer months ahead and keeps your property looking its best year-round.

Case Study 

5 Maunganui Road, Birkenhead Point

Properties like this are exceptionally rare. Held by the same owner for 40 years, this turn-of-the-century character villa offered buyers a once-in-a-generation opportunity in prized Birkenhead Point.

A pre-auction offer was made and accepted after the second weekend. The hammer finally fell after 65 bids. The property sold well in excess of the reserve price.

A huge push of digital marketing resulted in 11,993 online property views, which generated massive crowds at the open homes, with 32 groups through on the first weekend!

An incredible result under the hammer.

Then vs now – A bit of Birkenhead history 

Part 1 – The Early Days

In the early 1870s, the Birkenhead area-perched across the harbour from Auckland-was a rugged, isolated wilderness that demanded immense grit from anyone daring enough to settle it. When William and Maria Thompson arrived in October 1871, they found a landscape that was “terribly hard to work,” requiring years of grueling hand-digging, clearing, and plowing before the earth would yield anything at all. Life in the district was defined by its profound isolation; there were no local schools for the children, and the geographical barriers were immense. Settlers had to row across the harbour in borrowed boats just to fetch building materials, and they relied on the goodwill of neighbours to row their farm goods down to the sea to reach the markets. The area was so cut off from the outside world that local children were struck with fear and hid under beds at the rare sight of an unfamiliar face entering their home.

Yet, beneath this harsh exterior lay a climate and soil that would soon transform Birkenhead into a legendary agricultural hub. Side by side, pioneering neighbors like the Thompsons, Henry Hawkins, and Alexander Wilson began cultivating the land, experimenting with fruit trees and ornamental plants. Before long, Birkenhead’s strawberry patches began winning prizes at the Auckland Horticultural Show and even supplying the bustling markets of Sydney. By the turn of the century, the strawberry fields of Birkenhead and neighbouring Birkdale had earned widespread renown, completely rewriting the identity of the district from a punishing backwater into a booming fruit-growing specialist.

As the community took root, the physical and civic infrastructure of Birkenhead began to catch up with its growth. Landmarks like St John’s Anglican Church at Stokes Point, built in 1870, became anchor points for the settlers, with locals volunteering their time to construct its distinctive bell turret. Recognizing that the area’s isolation was its greatest hurdle, local leaders stepped up to represent the growing community on the Waitemata County Council, successfully petitioning the government for infrastructure grants. These hard-fought efforts finally secured proper roads and a vital steamship ferry service, anchoring Birkenhead’s connection to the wider Auckland region.

McClure, M. (1987). The story of Birkenhead. Birkenhead City Council.

Part 2 next month…

Happy Clients

If you’re considering making a move in the real estate market, whether it’s buying, selling, or simply exploring your options, I’d love to assist!