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Which Napier and Hastings suburbs have the highest yields?

Gross yields vary widely depending on which suburb you chose to investigate.

So, which suburbs in the Napier and Hastings property market have the highest gross rental yields?

Navigate the map to find the suburbs where houses produce the most cash for their investors.

Are properties selling above or below CV?

One of the most common questions I get asked is: “Ed, are properties selling above or below the Council Valuation (CV)?”

Some call it the RV (Rateable Value) or GV (Government Value).

Why do people care? Well, if you go on TradeMe (or another website), you’ll almost always see the council’s valuation for the property.

Where are the most affordable properties in Hawke's Bay?

The map below depicts which districts within the Hawke's Bay Region have the most and least affordable house prices (REINZ, January 2025).

The darker the district, the more expensive the median house price for that area.

The Napier City is the most expensive district within the Hawke's Bay Region, with properties reaching a median price of $675,000 in January 2025.

By comparison, the Wairoa District is the most affordable, with a median house price of just $362,000. That's a $313,000 difference compared to Napier City.

Where are house prices most over and undervalued within the Hawke's Bay region?

This map shows a breakdown of how over or under-valued each council area is right now in the Hawke's Bay property market. These figures are calculated exactly the same way as the HPI based graph in the above section.

Central Hawke's Bay District appears to be the most overvalued area in Hawke's Bay. House prices there are about 27.04% above where we would usually expect them to be over the long term.

Napier City, on the other hand, appears to be the most undervalued in Hawke's Bay. House prices in this district appear to be 0.24% below where we would expect them to be.

This means that we've got greater confidence that Napier City house prices will increase faster over the next 5-10 years compared to Central Hawke's Bay District.

Which part of Hawkes Bay gets the highest population growth?

The map below illustrates the projected population growth for each district within the Hawkes Bay Region over the next 25 years (2023 - 2048).

The darker the district, the more the population is predicted to expand in that area.

Over this period, Hastings district is expected to see the most growth of all the council areas within the region. 16.32% in total.

By contrast, Wairoa district is expected to grow by 4.08% over the same timeframe.

Napier City suburb prices

Napier City's median house price

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Napier City is made up of 16 suburbs. The most expensive suburb is Jervoistown, which has an average house value of $1,135,050. While the most affordable suburb is Maraenui, which has an average house value of $487,350.

Over the last 24 months of all the Napier City suburbs (Dec 2022 - Dec 2024), Onekawa had the fastest-growing house prices at -1.43% per year.

The suburb that grew the slowest over that period was Westshore, which grew at a rate of -9.45% per year.

Hastings District suburb prices

Hastings median house price

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Hastings District is made up of 17 suburbs. The most expensive suburb is Eskdale, which has an average house value of $1,142,600. While the most affordable suburb is Flaxmere, which has an average house value of $486,450.

Over the last 24 months of all the Hastings District suburbs (Dec 2022 - Dec 2024), Frimley had the fastest-growing house prices at -0.71% per year.

The suburb that grew the slowest over that period was Te Awanga, which grew at a rate of -4.47% per year.

Central Hawke's Bay District suburb prices

Central Hawkes Bay's median house price

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Central Hawke's Bay District is made up of 3 suburbs. The most expensive suburb is Otane, which has an average house value of $638,450. While the most affordable suburb is Waipukurau, which has an average house value of $560,700.

Over the last 24 months of all the Central Hawke's Bay District suburbs (Dec 2022 - Dec 2024), Waipawa had the fastest-growing house prices at -2.53% per year.

The suburb that grew the slowest over that period was Otane, which grew at a rate of -4.65% per year.

Wairoa District suburb prices

Wairoa's median house price

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Wairoa District is made up of 2 suburbs. It is a small district and often there are too few property sales to calculate an accurate average value for each suburb. Because of this, there are often gaps in the above graph. This is normal for a small district.

Other Property Markets to Look Into

If you found this article useful, then you might also like our analyses on the other property markets in New Zealand. You can read all about the Auckland property market, the Wellington property market and the Christchurch property market by clicking any of the links mentioned here.

Ed solo

Ed McKnight

Our Resident Economist, with a GradDipEcon and over five years at Opes Partners, is a trusted contributor to NZ Property Investor, Informed Investor, Stuff, Business Desk, and OneRoof.

Ed, our Resident Economist, is equipped with a GradDipEcon, a GradCertStratMgmt, BMus, and over five years of experience as Opes Partners' economist. His expertise in economics has led him to contribute articles to reputable publications like NZ Property Investor, Informed Investor, OneRoof, Stuff, and Business Desk. You might have also seen him share his insights on television programs such as The Project and Breakfast.

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