Market Commentary - Dec 2025 & Jan 2026

Auckland Central and Inner City Suburbs Property Market Commentary – December 2025 and January 2026
Prepared by Chris Cairns | Cairns & Co - Ray White Auckland Central

The close of 2025 and the opening weeks of 2026 delivered a market that was quieter on the surface, but notably more settled underneath than many property owners expected.

December and January are traditionally slower months across Auckland Central and the surrounding city-fringe suburbs. Campaigns often pause over Christmas, buyer decision-making slows, and listings thin out. This summer, however, buyer behaviour shifted earlier than usual.

In late December, I launched a number of properties across Auckland Central and the city-fringe to capture buyer attention while competition was limited. Doors remained open through Christmas and New Year, generating strong inspection numbers and meaningful buyer engagement. This early exposure created momentum and set these properties up well for sales activity in January.

Against that backdrop, the broader market did not reset expectations downward. Instead, December and January became a period of consolidation, with pricing, enquiry and confidence holding more firmly than many expected.

Pricing held steady through summer

Headline Auckland City medians can be misleading when applied to individual property types, as they blend apartments, terraces and higher-value housing stock across the wider city. What mattered over December and January was not a single number, but behaviour.

Across Auckland Central and the fringe suburbs, pricing showed resilience rather than softness. Buyers returning in mid to late January were not expecting meaningful discounts. Instead, expectations broadly aligned with late-2025 comparable sales, particularly for well-presented homes that were easy to understand and realistically positioned.

This stability matters. In previous cycles, December weakness often flowed directly into January price pressure. That pattern did not play out this summer.

Buyer activity returned quickly, but selectively

Buyer enquiry through January reflected the same behaviour observed heading into year end. First-home buyers, owner-occupiers and upsizers remained active, while investors were more selective.

Demand concentrated around properties that presented clearly. Homes with good natural light, functional layouts, sensible outgoings and transparent information attracted attention early. Buyers were active, but disciplined, comparing options carefully rather than rushing.

This selectivity is a sign of a functioning market rather than a fragile one.

Time on market remained workable

Across Auckland, median days to sell sat around forty days heading into summer. January activity followed that same rhythm.

Properties that launched with clarity and confidence generally gained early traction. Those that entered the market cautiously, or without a clear pricing message, found it harder to build momentum after the initial listing period.

For sellers, this reinforced a familiar truth in the central suburbs. Presentation, preparation and positioning matter more than timing the market, particularly when buyers have choice.

The city itself felt different over summer

Beyond the numbers, December and January delivered something just as important for Auckland Central. The city felt busier, more settled and more confident than it has in recent summers.

January saw the return of the ASB Classic, bringing international visitors and sustained activity into the CBD and waterfront precincts. Hotels were well occupied, hospitality remained busy mid-week, and the city benefited from positive visibility during a period that is usually quiet.

At the same time, the cruise ship season was particularly noticeable. A steady flow of large international vessels brought thousands of visitors directly into Britomart, Commercial Bay, the Viaduct and Wynyard Quarter. This activity reinforced the appeal of the central city as a lifestyle destination rather than just a commercial hub.

Evenings across the CBD and inner suburbs felt more consistent. Restaurants, bars and public spaces remained active through January, supporting a sense that Auckland Central no longer switches off over summer.

Infrastructure progress became visible at street level

Over the same period, progress on major infrastructure projects became tangible.

Sections of Albert Street continued to be handed back, restoring footpaths, traffic flow and street-level access after several years of disruption. Areas that had felt constrained began functioning as proper city streets again.

Traffic access improved around key routes including Mayoral Drive, helping reconnect western and southern approaches to the CBD. Nearby streets such as Pitt Street also benefited from reduced construction pressure, improving access for residents, visitors and service vehicles.

This coincided with the visible progression of the City Rail Link. Stations are now recognisable spaces rather than worksites, and the conversation has shifted away from disruption toward usability and connectivity.

For buyers across all property types, this shift matters. Long-term inconvenience is no longer being priced in as heavily. Instead, improved accessibility and connectivity are beginning to feature in longer-term decision-making.

Events, business activity and rental demand

February sees Auckland firmly back on the events calendar, including SailGP Auckland, which brings international teams, visitors and global attention back to the harbour and waterfront.

At the same time, business travel and large-scale events are returning, supported by the opening of the New Zealand International Convention Centre. The opening of the Convention Centre is expected to support demand across both the short-term and long-term rental markets. Higher demand for short-term accommodation is likely to push short-term prices up, encouraging some landlords to switch from long-term to short-term rentals. For those who remain in the long-term market, reduced supply is likely to support higher rents.

What this period tells property owners

December and January did not deliver headline momentum, but they delivered reassurance.

Pricing stabilised rather than softened.
Buyers remained active and informed rather than absent.
The city itself felt more connected, accessible and alive.

For property owners considering selling later in summer or into autumn, this period confirmed that the market is functioning. Buyers are present, expectations are better aligned, and well-positioned properties continue to attract genuine interest.

In this environment, outcomes are being driven less by broad market timing and more by preparation, pricing and clarity. That remains the defining feature of Auckland Central heading into the months ahead.

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