Property Report

West Harbour benefits from its position in Auckland's northwest growth corridor, with access to Westgate and motorway links supporting demand. Quantitative data shows a median listing price of $1,000,900 for 3-4 bedroom homes, down 4% year-over-year per Trade Me, reflecting a cooling market due to interest rates. Recent sales on Trengove Place include $850,000 in April 2024 and $920,000 in May 2025 nearby, indicating stability in the $800k-$1M range despite the trend. This suggests resilience for family homes like this 3-bedroom property on 650m² land. Built in 1984 with 124m² floor area, the property aligns with 1980s construction standards, potentially facing weathertightness issues from that era's materials. Maintenance needs may include insulation upgrades estimated at $10,000-$20,000 to comply with modern rules, though no defects are reported in sales history from $98,000 in 1990 to $850,000 in 2024. The single bathroom and 3 bedrooms offer functional space, but a building inspection is advised to evaluate systems like roofing and joinery. Zoning under the Auckland Unitary Plan as Residential Mixed Housing Urban allows up to three storeys and subdivision on 650m² sites, providing intensification potential without major hurdles. No heritage or hazard overlays are noted, enhancing value for additions or secondary dwellings. This contrasts with nearby new builds like 4A Trengove at $799,000, positioning the site for future enhancements amid suburb growth. Suitable for first-home buyers at the $850,000 last sale price, the layout fits small families with school zoning to West Harbour School 0.7km away. Investors could achieve 4% yield at $600-$700 weekly rent, supported by stable demographics. Downsizers may need bathroom updates, but professionals value the commute and green spaces. Risks include medium weathertightness (20-30% probability for 1980s builds) and data conflicts on details like land size (650m² vs 743m² across sources), mitigated by LIM and CCC checks. Low flood risk per council maps and freehold title reduce liabilities, though cross-lease uncertainty from the 2/2 address requires title verification to avoid disputes. Financing with 5% interest, 30-year term, and 20% deposit on $850,000 yields $2,948 fortnightly payments. Annual costs estimate $2,500 rates, $1,500 insurance, $2,000 maintenance, covered by rental income in positive cashflow scenarios assuming 95% occupancy amid RBNZ stability. Liquidity is solid with under 60 days on market, driven by 20+ August 2025 sales averaging $1M. Comparables like $920,000 at 2/11 Trengove support quick resale, with 5-7 year hold projecting 20% appreciation tied to infrastructure. Base case (70%): 3-5% growth to $950,000 by 2027. Upside (20%): Subdivision adds $200,000 via zoning. Downside (10%): Market dip or defects lead to 10% loss, offset by inspections.