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Suburb profile · Auckland · NZ

Henderson North NZ

Henderson North is in Auckland, New Zealand, with population 2,109.

Limited data

Thin-context

This page still helps with local context, but the evidence stack is too thin for a clean suburb-level call. Use nearby alternatives or compare mode before turning it into a shortlist decision.

Why it fits

Approvals activity points to active development pressure. Transport coverage adds a practical access signal.

What to check

The page is thin enough that nearby alternatives should be checked before shortlisting. Higher deprivation should be treated as a local-context caution.

See what's missing → Compare suburb
Median rent
—
Census rent fallback
Population
2,109
2K local footprint
D5 vs NZ
Income
$32K/yr
Median personal income
D2 vs NZ
NZDep
Decile 9
Higher deprivation
D9 vs NZ
Schools
—
No matched schools

Area prices & affordability

Auckland territorial authority · HUD Local Housing Statistics
Median sale price
$945K
+1.1% over 5yr
↓1.4%YoY
Lower quartile
$757K
Entry-level price
House Price Index
3,054
QV-based HPI
↓9.3%5yr
Income to buy
8.4x
Years of median income
Annual sales
23,116
Transactions, TA

Mortgage serviceability

at the 5.69% 2-year fixed rate
Monthly repayment
$4,383/mo
20% deposit, 30-year P&I
Repayment burden
47%
of gross household income
Stress level
Severe
<30% comfortable · >45% severe
Years to deposit
11.1 yrs
20% deposit at 15% savings

Monthly repayment by fixed term

Floating · 6.15%
$4,606
1-year fixed · 5.26%
$4,179
2-year fixed · 5.69%
$4,383
3-year fixed · 5.86%
$4,465

A territorial-authority estimate: the Auckland median sale price on a 20% deposit and 30-year loan, against the TA median household income implied by HUD's income-to-buy ratio, at RBNZ new-mortgage rates. A market-wide guide, not a Henderson North-specific or borrower-specific figure.

Price trend

1yr -2.9%5yr -11.8%
QV House Price Index (Jan 2007 = 1000)

QV House Price Index for the Auckland territorial authority (monthly, Jan 2007 = 1000). A valuation-based index of price movement over time — distinct from the actual median sale price above.

Years of median household income to buy

Figures are for the Auckland territorial authority (as at 2026-03). New Zealand has no free suburb-level sale-price series, so these are TA-wide medians from HUD Local Housing Statistics (LINZ District Valuation Roll + Stats NZ) — a market backdrop for Henderson North, not a Henderson North-specific sale price.

Personal income

Stats NZ Census · median individual · annual
$32K personal · yr-28.6% vs Auckland suburb median
Personal income distribution (Census 2023 · annual)
$10,000 or less
297
$10,001-$20,000
234
$20,001-$30,000
279
$30,001-$50,000
303
$50,001-$70,000
270
$70,001-$100,000
213
$100,001 or more
96

Median individual income. NZ has no suburb-level household-income or sale-price data, so this is a personal-income benchmark, not a household-affordability measure. Distribution covers people aged 15+ with stated income; counts are randomly rounded to base 3.

Housing stock and tenure

Stats NZ Census 2013-2023
Home ownership over three censuses-6.6pp since 2013
2013
49% owned
2018
43% owned
2023
43% owned

4.3% of private dwellings were unoccupied on 2023 census night (holiday homes, empty rentals, and vacant stock).

Dwelling condition (occupied dwellings, self-reported)

20% damp (-9pp vs 2018) and 18% with visible mould larger than A4 (-9pp vs 2018).

Investor-specific data (gearing, investor concentration) is not published for NZ suburbs — the tenure trend above is the available investor signal.

Population outlook

Stats NZ projections · Henderson-Massey Local Board · medium series
132,600 people · 2023159,300 by 2033 (+20.1%)

Stats NZ subnational projection (2023 base, medium series) for Henderson-Massey Local Board — the finest official projection grain available; suburb-level projections do not exist.

Crime

Auckland · Territorial Authority
Rate · per 100k6,059
Total incidents100,370· 2026-05
  • Assault10,47534%
  • Burglary17,74757%
  • Robbery1,6495%
  • Sexual Assault1,1024%

Natural hazards

Earthquake & flood exposure estimates
Earthquake exposure
Low
Proximity to active faults
Nearest active fault
36.4 km
Waikopua Fault
Fault slip rate
Very Low
Higher = more active
Flood exposure
Moderate
Modelled flood plains (1% AEP)
Area in flood plain
18%
Share of suburb sampled

Earthquake exposure is the distance from Henderson North's centre to the nearest mapped active fault (GNS Science NZ Active Faults Database) — an area estimate, not a site-specific seismic assessment. NZ's full ground-shaking model (NSHM) is not available as a queryable map layer. Flood exposure is the share of an interior sample grid falling within Auckland Council's modelled flood plains (1% annual-exceedance-probability) — an estimate, not a property-level flood certificate. NZ publishes flood data per council; coverage here is Auckland only.

Short-term rentals

Inside Airbnb
13
active listings · ~6.2 per 1,000 residents
92%
entire homes (vs private rooms)
85%
run by multi-listing operators
Investment view Estimated
$205
median nightly (entire home)
16%
estimated occupancy
$12,274
estimated annual revenue (gross)

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Livability

OSM · GTFS · schools + hospitals
22/ 100 livability index

Top 78% most liveable of 1,902New Zealand suburbs.

Peer distributionstronger than 22% of New Zealand districts
WeakerTypicalStronger
Everyday access62
Public transport (7 stops)45
Schools & hospitals0

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within New Zealand suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Investment grade

Composite · growth · yield · stability
Fgrade · 9/100 · top 91% of 65New Zealand districts
Peer distributionstronger than 9% of New Zealand districts
WeakerTypicalStronger
Capital growth5
Rental yield13
Stability44

Bar = this suburb's percentile · tick = typical (median) peer

District-level grade across New Zealand territorial authorities, combining 5-year price growth, rental yield (district median rent vs district median price), and stability (price-to-income level + affordability trajectory) via the same three-pillar method with an imbalance penalty. New Zealand has no free suburb-level prices, so this reflects your area's territorial authority. Within-New-Zealand relative, indicative only — not financial advice.

Building activity

Stats NZ building consents · 2026
Latest consents
44
0 houses · 44 units
↑100.0%YoY D10 vs NZ

Employment

Stats NZ Census 2023 vs 2018 (employed residents 15+)
Employed residents
942
Was 912 in 2018
↑3.3%vs 2018 D4 vs NZ

Full data detail

Stats NZ Census 2023 · MBIE · MoE · NZDep2023
Henderson North Auckland — Property Data and Demographics

Henderson North is a small suburb in Auckland with a population of 2,109 and a median age of 36. Median personal income is $32K per year. The main ethnic groups are European, Asian, Pacific Peoples. Auckland population estimates moved +1.0% in the year ended June 2025, after moving +2.5% in 2024, which should be read as a broader regional movement backdrop rather than suburb-level migration precision. The resident employment base moved from 912 in 2018 to 942 in 2023 (+3.3%), which should be read as a census-to-census employment backdrop rather than a live jobs series. Te Waihanga's December 2025 Pipeline snapshot tracked over 12,000 NZ infrastructure initiatives, with more than 2,700 under construction and transport taking 52% of projected 2026 pipeline spend, which should be read as a broader national delivery backdrop rather than a suburb-specific project list.

Livability indicators for Henderson North: NZDep decile 9 (high deprivation); 7 transport stops (6 bus, 1 rail).

In 2026, Henderson North recorded 44 building approvals (0 houses, 44 units), up 100% year-on-year.

Market & money
Livability signalsHeuristics
DeprivationDecile 9↓ High
Transport Access7 stops· Some Access
Development+100%↑ Accelerating
DevelopmentStats NZ
Consents (2026)44
Units44
YoY change+100%
People & prosperity
DemographicsCensus 23
Population2,109
Median age36
Household size—
HH income · yr—
Personal income · yr$32,000
Deprivation (NZDep)NZDep23
Less deprived9/10
NZDep score1104

1 = least deprived · 10 = most deprived

EthnicityCensus 23
European807
Asian720
Pacific Peoples489
Māori408
MELAA69
Top industriesCensus 23
Manufacturing111
Health Care and Social Assistance111
Construction108
Retail Trade87
Professional, Scientific and Technical72
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics2
Fuel stations0
Cafes & dining0
TransportGTFS
Rail stations1
Bus stops6
Sturges Rd Train Station 1rail
Hospitals · AucklandMoH
Auckland City HospitalPublic Hospital
Middlemore HospitalPublic Hospital
North Shore HospitalPublic Hospital
Waitakere HospitalPublic Hospital
Nearby in Auckland12
Aorere Central2,163Papakura West1,914Rongomai East2,106Hobson Ridge Central2,616Clendon Park East2,214Takanini North2,589Rongomai West2,328Puhinui South2,574Mount Roskill Central North3,090Wesley East1,983Grange2,427Queen Street South West2,004
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Current status
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Sources & freshness
Thin evidence

Henderson North is a thin local read rather than a complete suburb verdict.

NZ suburb pages combine Stats NZ, MBIE, MoE, GTFS, and pinned service coverage. The key difference is that some items are direct feeds, while others are fallback or snapshot layers.

RENT POSTURE
Rent is using MBIE bond data when present.

Treat current rent as a decision input, not as a guaranteed market quote.

HOSPITAL POSTURE
Hospital coverage comes from an official pinned snapshot.

This is a trusted coverage layer, but it is still a pinned snapshot rather than a live facility API.

TRANSPORT POSTURE
Transport is feed-based and depends on GTFS bundle coverage.

It is good for stop presence and local network context, but not a guarantee that every operator or schedule is equally current.

Data status
Weekly rent
Stats NZ Census 2023 · No linked local rent source
stable source · manual file · snapshot · census-cycle
Missing
Schools
MoE school directory · No linked local school matches
stable source · automated · every update · nightly
Missing
Hospitals
Pinned Health NZ public hospital snapshot · No linked local hospital coverage
medium stability · mixed acquisition · snapshot · mixed
Missing
Transport
NZ GTFS bundle · 7 matched stops
medium stability · mixed acquisition · snapshot · mixed
Available
Building consents
Stats NZ building consents CSV · 2026 · Annual release series
Available
Demographic baseline
Stats NZ Census 2023 · Population, income, and demographic baseline
stable source · manual file · snapshot · census-cycle
Available
Available means a direct local source is linked. Verify means the page is using a weaker fallback or coverage-only snapshot, especially Census rent fallback or pinned hospital coverage.
Sparse locality note

This page stays indexable because Henderson North still carries enough real local context to help with NZ suburb discovery. It should still be read as a lighter locality brief, not as a fully covered suburb profile.

WHY IT LOOKS LIGHTER
The page is missing a direct local rent signal.

That leaves the page relying more on Census and service context than on a stronger market read.

WHAT IS MISSING
Coverage is lighter across school matches and hospital coverage.

The main gaps on this page are school matches and hospital coverage. That means you should avoid treating one sparse reading as the whole suburb story.

BEST NEXT STEP
Use this page to frame the locality, then compare or zoom back out.

Begin with the region hub, compare, or better-covered nearby suburbs before making this a full market decision.

Page status
INDEXED WITH LIGHTER COVERAGE

The page still has enough real suburb context to remain searchable, but some market and service layers are too light for a full-confidence read.

HOW TO READ THIS PAGE

Use this page to frame the locality, then pressure-test the story with compare, the region hub, or a nearby better-covered suburb before treating it as complete.

Next step path
COMPARE OR CHECK NEARBY Open region hub Browse rankings
Stronger nearby reads

If Henderson North feels too thin on its own, use these nearby suburbs as stronger local reads before treating it as a full shortlist call.

Aorere Central most similar
similar deprivation profile similar suburb scale similar income profile

pop +100 · adds rent coverage · income +$6K

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare
Papakura West most similar
similar deprivation profile similar suburb scale similar income profile

pop -200 · adds rent coverage · income +$4K

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare
Rongomai East most similar
similar deprivation profile similar suburb scale similar income profile

pop same · adds rent coverage · income +$1K

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare

Henderson North FAQ

Common questions
  1. What is the livability profile for Henderson North?

    QuickProperty's livability signals for Henderson North show: High, Some Access, Accelerating. These are based on rent affordability, school EQI, NZDep deprivation index, and transport access.

  2. Where does QuickProperty get its data for Henderson North?

    Housing data comes from the Reserve Bank of New Zealand (RBNZ). Demographics are from Stats NZ Census 2023. Schools data uses the Ministry of Education Equity Index (EQI). The deprivation score uses NZDep2018. Transport data is sourced from GTFS feeds.

  3. How often is the Henderson North data updated?

    RBNZ macro data updates with each deploy. Demographics are from NZ Census 2023. School EQI scores are from the Ministry of Education latest release.

Auckland

Henderson North sits in Auckland — explore the region.