Market Commentary - October 2025
Auckland Central Property Market Commentary – October 2025
Prepared by Chris Cairns | Cairns & Co - Ray White Auckland Central
Auckland Steps Forward: Transport Reform, Easier Lending, and a Market Regaining Confidence
October was a month of momentum for Auckland, with strong sales results, renewed confidence, and two major tailwinds for sellers. First, the city’s long-discussed transport reforms moved from talk to implementation, reshaping how Auckland’s infrastructure will be planned and delivered. Second, the Reserve Bank announced an easing of loan-to-value ratio (LVR) restrictions that will take effect from December, signalling growing confidence in the housing market’s stability.
Together, these changes are setting the stage for a stronger, more confident end to the year for central Auckland property owners.
A Turning Point for Auckland’s Future
After several years of debate around efficiency and accountability, Auckland Council has moved to take on a greater role in transport and infrastructure planning. The Council will now oversee key policy and planning responsibilities previously managed by Auckland Transport. The change aims to simplify decision-making and improve coordination between the Council, Auckland Transport, and central government agencies as major projects progress.
Mayor Wayne Brown has described the shift as an opportunity to align transport decisions more closely with broader city planning priorities. For buyers and investors, this represents greater clarity and consistency in how Auckland will develop over time.
Why this matters for sellers:
Clearer infrastructure direction supports long-term property confidence.
Buyers have renewed faith in the city’s future and are acting on it.
Central, well-connected properties will see increasing demand as accessibility improves.
Finance Update: LVR Rules Eased
In late October, the Reserve Bank announced that it will ease LVR restrictions from 1 December 2025, giving both home buyers and investors greater access to finance.
The key changes:
Owner-occupiers: Banks can now lend up to 25% of new home loans to borrowers with deposits under 20% (up from 20%).
Investors: Banks can lend up to 10% of new loans to borrowers with deposits under 30% (up from 5%).
Why: The Reserve Bank stated that house prices are now within a “sustainable range,” and mortgage lending remains moderate.
What this means for sellers:
More buyers will be able to secure finance and make offers.
Investor participation is set to rise, improving competition for quality listings.
The easing signals confidence from the Reserve Bank that the housing market is stable and resilient.
This is a meaningful shift. Access to finance has been one of the key constraints on activity, and easing those settings right as buyer confidence improves could drive a very active summer market.
Market Energy: Confidence Building
The central Auckland market is showing clear signs of renewed energy. At our latest auction on October 31, we achieved five out of five sales, with strong participation from both first-home buyers and investors.
Across the city, open-home attendance is improving, serious buyers are re-engaging, and realistic pricing is being rewarded with genuine competition. With the combination of better lending conditions and greater market clarity, the early stages of a recovery are taking shape.
The City Comes Alive
October saw the Diwali Festival of Lights return to Aotea Square and Queen Street, filling the heart of the city with music, food, and colour.
Cultural activity is a major value driver for Auckland Central. It reinforces the city’s energy, supports rental demand, and keeps the downtown lifestyle desirable for both local and overseas buyers.
Looking Ahead: November to January
LVR changes take effect in December, supporting buyer activity through summer.
Transport reform legislation continues through Parliament, adding structure to the city’s growth plan.
Festival season and holiday tourism will inject life and confidence into central Auckland living.
The ASB Classic returns in January, showcasing Auckland internationally and adding to the buzz of the summer property season.
For sellers, this is the perfect mix: improving finance conditions, clear infrastructure progress, and seasonal energy all converging at once.
Why It’s a Great Time to Sell
Confidence is back: Buyers can see stability and access to funding is improving.
Reduced competition: Stock levels remain moderate, giving sellers visibility and control.
Structural tailwinds: With governance reform and LVR easing aligned, the next property cycle is already forming.
Momentum matters: History shows the early phase of recovery often delivers the strongest sale prices for motivated vendors.
Final Word
October reaffirmed that Auckland is moving in the right direction both economically and socially. With better access to finance, improved infrastructure leadership, and cultural energy returning to the city centre, the stage is set for a strong summer market.
If selling or upgrading has been on your mind, now is an ideal time to explore your options. Even if you’re not planning to move immediately, an updated market appraisal can help you plan ahead with confidence.
Get Your Free Online Appraisal →
Better Service. Better Results. Better Call Cairns&Co
