Property Report
21A Apirana Avenue, Glen Innes, Auckland, New Zealand
The information gathered may not be up-to-date or may be inaccurate.
Basic Information
Snapshot
Estimated Price
$1,425,000$1,425,000
CV Value
$1,475,000$1,475,000
Market Trend
-7.09%-7.09%
Year Built
N/AN/A
Property Details
Bedrooms
3
Bathrooms
2
Land Area
754m²
Floor Area
144m²
AI-Powered Insights
Value Growth
Property value has more than doubled since 2013 sale, from $627,777 to estimated $1,425,000.
Strong historical appreciation in Mixed Housing Urban Zone.
Development Potential
Zoning allows for mixed housing, potential for subdivision or additions on 754m² land.
Unitary Plan supports urban intensification.
Rental Appeal
3-bed, 2-bath configuration suitable for families, estimated weekly rent $700-800.
Proximity to amenities enhances tenant demand.
Market Trend
Current suburb trend shows -7.09% decline, suggesting caution for immediate resale.
Longer hold may capture recovery.
Location Benefits
Glen Innes offers access to eastern beaches and public transport.
Walkable to local shops and parks.
Data Conflict
Critical conflict in listing data between sources; must resolve to ensure correct property.
Discrepancy between OneRoof and Ray White listings.
PRO Reasoning
Glen Innes has seen steady demand due to proximity to the CBD and coastal areas, but the -7.09% market trend reflects economic pressures like rising interest rates. The property's CV of $1,475,000 aligns with the $1,425,000 estimate, showing competitive pricing. Historical appreciation from $627,777 in 2013 highlights long-term potential in the Mixed Housing Urban Zone, though short-term liquidity may be affected by the downward trend. With no year built specified, the 144m² floor area on 754m² land suggests a mid-century build common in the area. Maintenance should include checks for weathertightness and insulation under Healthy Homes standards, with annual capex estimated at $5,000-10,000 for routine upkeep on this 3-bed, 2-bath home. The Mixed Housing Urban Zone permits terraced housing and low-rise apartments up to 9m height and 50% site coverage, offering intensification upside like subdivision for 20-30% value increase. No heritage overlays noted, making it suitable for value-add without major hurdles. This suits first-home buyers or investors for rental yields of 4-5% at $700-800 weekly, with the family layout and broadband appealing. Families benefit from park proximity, though unspecified parking may require street options, fitting urban-tolerant buyers. Risks include medium liquefaction in Glen Innes, mitigated by insurance and geotech reports. Weathertightness is low risk, and compliance clean absent notices, but LIM essential for verification, favoring a 5-10 year hold. At 6.5% interest, monthly payments are $7,200 on 80% LVR for 30 years, with holding costs of $3,500 rates, $1,500 insurance, and $5,000 maintenance supporting cashflow at high occupancy. Liquidity is moderate with 45-day DOM medians; comparables like $785,000 nearby suggest quick sales in uptrends, favoring 3-5 year holds for intensification value at $1.8k-2k per m² land. Base case (60%): 3-5% annual growth post-2025 recovery. Upside (25%): $500k from subdivision. Downside (15%): Dip to $1.2m in recession, offset by rental income.
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