Rental Market Update

The “Motorway Effect” is now fully bedded in. Three years after the opening of Ara Tūhono, the rental landscape in Rodney has shifted from a seasonal holiday market to a robust, year-round residential hub.

However, for landlords, the “easy wins” of 2023–2024 are over. We are now in a market defined by tenant choice. With significant new housing stock coming online in Warkworth Ridge and Stubbs Farm, tenants can afford to be picky.

Here is what is happening in your specific patch right now.

1. The Numbers: Rents by Suburb

Figures based on median active tenancies and new lettings in the last quarter.

Warkworth

• Median Rent: $695 – $730 per week (3-4 Bedroom Home)
• The Trend:Stable. While demand is high, so is supply. New builds are capping rental inflation. To achieve top dollar, your property must be modern, warm, and have high-speed internet.
• The Sweet Spot: 3-bedroom, 2-bathroom homes with internal access garages are leasing fastest.

Snells Beach / Algies Bay

• Median Rent: $650 – $700 per week
• The Trend:Softening slightly. Yields here are tighter (approx 2.9% – 3.2%). The tenant pool is smaller than Warkworth, often comprising retirees or lifestyle-seekers.
• Watch out for: Older 1980s stock. Tenants are increasingly rejecting cold, damp homes in favour of newer builds in town. If your investment is here, a heat pump upgrade is the best money you can spend this winter.

Wellsford

• Median Rent: $550 – $600 per week
• The Trend:Rising. Wellsford continues to offer the best yields in the district (pushing 4.0%+). As Warkworth rents hold firm at $700+, many families are driving 15 minutes north to save $150/week.
• Demand: High demand for pet-friendly family homes with fenced sections.

2. Who is Renting? (The “Try Before You Buy” Wave)

We are seeing a distinct demographic shift in our tenant applications.

• The “Test Drivers”: Families moving from the North Shore or West Auckland who want to “try out” the Warkworth lifestyle for 12 months before committing to buying. They have high incomes and high expectations for property presentation.
• The Infrastructure Workforce: With ongoing roading and development projects, there is a steady stream of corporate leases for workers. These are excellent, low-risk tenancies.

3. The New “Baseline”: Compliance & Quality

In 2026, “Healthy Homes Compliant” is no longer a selling point—it is the bare minimum.

• The “Eco” Expectation: Tenants are asking about power bills. Double glazing and LED lighting are becoming deciding factors between two similar properties.
• EV Charging: We are now fielding weekly requests for EV chargers. Installing a simple outdoor caravan plug or dedicated charger can future-proof your rental and attract premium tenants.

4. How to Reduce Vacancy in 2026

With more stock on the market, your property needs to stand out.

• Go “Pet Friendly”: This is the single biggest lever you can pull. Over 50% of our enquiries ask for pets. By allowing a dog (with appropriate clauses and bonds), you open your property to a massive pool of stable, long-term tenants that other landlords are ignoring.
• Fibre is Non-Negotiable: If your rural rental is still on ADSL or sluggish wireless, you will lose tenants to Starlink-ready or Fibre-connected homes.

5. Investment Outlook: Yield vs. Capital Gain

• Warkworth: A “Growth” play. Yields are modest (~3.5%), but you are banking on the long-term capital appreciation of a high-growth satellite town.
• Wellsford: A “Cashflow” play. Lower entry price and higher yields make it easier to service the mortgage, but capital growth has historically been slower (though the gap is closing).

Is your property under-rented?

If you haven’t reviewed your rent in the last 12 months, you might be leaving money on the table—or conversely, risking a vacancy by being overpriced in a stabilising market.