Market Commentary - November 2025

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

Market Mood

Stabilisation. More buyers. Rising confidence.

November delivered a noticeable shift in momentum across the Auckland Central apartment market and the surrounding inner city suburbs. According to Daniel Horrobin, Director of City Realty Group, there is “a growing confidence that the property market and the wider economy is beginning to improve,” supported by stronger buyer enquiry and more activity at open homes.

Interest rate reductions and easing bank conditions helped bring more motivated purchasers back into the market. While prices have remained relatively stable, the big change this month was participation. More buyers at opens. More pre approvals being issued. More competition emerging for well located properties.

The overall tone entering summer is one of renewed confidence and improving conditions for sellers.

Why Sellers Are Entering the Market Now

Even though total buyer numbers remain lower than peak cycles, the buyers who are active today are serious, financially prepared and motivated to purchase. They are not browsing. They are actively trying to secure the right property.

More importantly, there is still a shortage of high quality listings heading into December. Many owners prefer to wait until late January or February, which creates a strategic advantage for those who choose to list early. Early season campaigns benefit from:

• less competition
• higher visibility
• more online attention
• motivated pre approved buyers who do not want to wait

A well executed marketing campaign now stands out more than it will in the new year when the volume of listings increases significantly.

City Rail Link Update

The defining story for 2026

In late November, City Rail Link confirmed that passenger services will begin in the second half of 2026. With construction now in its advanced stages, buyers are increasingly factoring CRL access into their purchasing decisions.

Properties within walking distance of Britomart, Te Waihorotiu, Karangahape and Mount Eden stations are beginning to be viewed as future rail connected locations. The long term uplift in convenience, travel efficiency and central accessibility is becoming a genuine selling point that strengthens value across the inner city.

November Events Strengthened the Inner City Lifestyle Story

Auckland showcased a full calendar of international acts throughout November, including:

• Lenny Kravitz at Spark Arena
• Doja Cat at Spark Arena
• Metallica at Eden Park
• TOOL at Spark Arena
• RÜFÜS DU SOL at Western Springs

A full events schedule supports strong demand for central apartment living and short term rentals, while reinforcing the appeal of living close to Auckland’s entertainment, nightlife and cultural hubs. This continues to be a valuable part of the lifestyle narrative sellers can leverage.

Suburb by Suburb Insight

Auckland Central

CBD, Viaduct and Britomart Fringe

Buyer activity increased sharply in November. Ray White Auckland Central recorded a 103 percent rise in buyers met across the month. Investors began returning to the market as mortgage rates eased, and well managed freehold properties attracted the strongest competition.

Why it is a good time to sell
• Quality stock remains limited
• Buyer enquiry is rising ahead of the new year
• CRL completion is strengthening confidence in central locations

Eden Terrace

CRL interest continues to grow

Enquiry increased steadily through November, especially from young professionals and investors focusing on suburbs closest to Karangahape and Mount Eden stations. CRL connectivity is now one of the most common buyer questions across campaigns in the area.

Why it is a good time to sell
• The suburb is positioned for significant uplift once CRL opens
• Stock levels are moderate and good listings stand out
• Buyers are prioritising layout quality and strong Body Corporate records

Grafton

Always in demand and tightly held

Grafton continues to have some of the lowest stock levels in the central city. Strong and consistent demand came from medical staff, university professionals and parents buying for children studying nearby.

Why it is a good time to sell
• Genuine buyers have limited options in the suburb
• Proximity to the hospital and universities keeps interest stable
• Buyer motivation is often driven by timing rather than broader market trends

Parnell

Premium, lifestyle focused and resilient

Parnell maintained steady activity, especially for boutique complexes, well renovated units and character conversions. Downsizers from the eastern suburbs remain highly active.

Why it is a good time to sell
• Premium suburbs typically stabilise sooner than broader markets
• Limited comparable stock allows standout properties to create their own competition
• Lifestyle oriented buyers are less rate sensitive and more quality driven

Grey Lynn

Character, community and consistency

Grey Lynn continues to show stability and strong buyer interest. Character homes and well modernised villas remain highly sought after.

Market metrics for the past year
• Median sale price approximately 1.64 million
• Median asking price approximately 1.6 million
• Median rent 750 per week
• Median days on market 28
• Annual turnover approximately 177 homes

What we saw in November
• Strong activity across villas and renovated homes
• Demand from families, young professionals and long term renters purchasing their first home

Why it is a good time to sell
• Stock levels are low and quality homes attract immediate attention
• Character and lifestyle appeal remain core drivers for buyers
• Walkability, access to Ponsonby Road and proximity to the CBD are major advantages

End of Year Timing

A powerful window for sellers

As we move toward the end of the year and everyone begins winding down for a well deserved break, this becomes one of the most effective times to bring a property to market. Buyers finally have the time to browse, research and inspect properties, and online activity always increases over the holiday period.

Listing now ensures your home is in front of these motivated buyers while competition remains low. While many owners and agents take time off, we will be here and fully available throughout the break to show potential purchasers through your property.

Beat the new year rush. Secure maximum exposure now while buyer activity is high and supply is limited.

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