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Suburb profile · Auckland · NZ

Henderson West NZ

Henderson West is in Auckland, New Zealand, with population 2,787.

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

School coverage gives the page a stronger family/livability signal. 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
2,787
3K local footprint
D8 vs NZ
Income
$39K/yr
Median personal income
D4 vs NZ
NZDep
Decile 8
Higher deprivation
D8 vs NZ
Schools
3
matched school context

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 West-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 West, not a Henderson West-specific sale price.

Personal income

Stats NZ Census · median individual · annual
$39K personal · yr-13.8% vs Auckland suburb median
Personal income distribution (Census 2023 · annual)
$10,000 or less
396
$10,001-$20,000
249
$20,001-$30,000
288
$30,001-$50,000
375
$50,001-$70,000
390
$70,001-$100,000
327
$100,001 or more
180

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-9.8pp since 2013
2013
67% owned
2018
63% owned
2023
57% owned

6.0% of private dwellings were unoccupied on 2023 census night (holiday homes, empty rentals, and vacant stock).

Dwelling condition (occupied dwellings, self-reported)

25% damp (-2pp vs 2018) and 20% with visible mould larger than A4 (-4pp 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
36.5 km
Waikopua Fault
Fault slip rate
Very Low
Higher = more active
Flood exposure
Moderate
Modelled flood plains (1% AEP)
Area in flood plain
27%
Share of suburb sampled

Earthquake exposure is the distance from Henderson West'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
6
active listings · ~2.2 per 1,000 residents
50%
entire homes (vs private rooms)
0%
run by multi-listing operators

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.

Schools

Ministry of Education
Total3
Students1,683
State3
  • Henderson High SchoolSecondary (Year 9-15) · State
  • Western Heights School (Auckland)Contributing · State
  • Henderson - Teen Parent Unit - He Wero o nga WahineTeen Parent Unit · State

Livability

OSM · GTFS · schools + hospitals
74/ 100 livability index

Top 26% most liveable of 1,902New Zealand suburbs.

Peer distributionstronger than 74% of New Zealand districts
WeakerTypicalStronger
Everyday access0
Public transport (7 stops)45
Schools & hospitals89

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
9
7 houses · 2 units
↓75.0%YoY D8 vs NZ

Employment

Stats NZ Census 2023 vs 2018 (employed residents 15+)
Employed residents
1,365
Was 1,428 in 2018
↓4.4%vs 2018 D7 vs NZ

Full data detail

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

Henderson West is a small suburb in Auckland with a population of 2,787 and a median age of 36. Median personal income is $39K 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 1,428 in 2018 to 1,365 in 2023 (-4.4%), 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 West: NZDep decile 8 (high deprivation); 3 schools with avg EQI 482; 7 transport stops (6 bus, 1 rail).

In 2026, Henderson West recorded 9 building approvals (7 houses, 2 units), down 75% year-on-year.

Market & money
Livability signalsHeuristics
School QualityEQI 482↓ Below Average
DeprivationDecile 8↓ High
Transport Access7 stops· Some Access
Development-75%↓ Slowing
DevelopmentStats NZ
Consents (2026)9
Houses 78%Units 22%
YoY change-75%
People & prosperity
DemographicsCensus 23
Population2,787
Median age36
Household size—
HH income · yr—
Personal income · yr$38,600
Deprivation (NZDep)NZDep23
Less deprived8/10
NZDep score1058

1 = least deprived · 10 = most deprived

EthnicityCensus 23
European1,251
Asian927
Pacific Peoples564
Māori486
MELAA69
Top industriesCensus 23
Health Care and Social Assistance156
Construction153
Manufacturing138
Retail Trade135
Professional, Scientific and Technical111
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations1
Cafes & dining0
TransportGTFS
Rail stations1
Bus stops6
Sturges Rd Train Station 2rail
Hospitals · AucklandMoH
Auckland City HospitalPublic Hospital
Middlemore HospitalPublic Hospital
North Shore HospitalPublic Hospital
Waitakere HospitalPublic Hospital
Nearby in Auckland12
Avondale Central (Auckland)2,817New Lynn Seabrook2,931Henderson North East2,709Randwick Park East2,475Massey Royal Road West3,108Hillpark South3,126New Lynn North West3,219Fruitvale3,087Orakei East2,742Kelston North2,820Puhinui East2,727Kelston South2,853
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Current status
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Sources & freshness
Usable evidence

Henderson West is usable, but it still needs cross-checking.

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 · 3 schools matched
stable source · automated · every update · nightly
Available
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 West 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 hospital coverage.

The main gaps on this page are 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.

Start with the region hub, compare view, or nearby better-covered suburbs before treating this page as 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 West feels too thin on its own, use these nearby suburbs as stronger local reads before treating it as a full shortlist call.

Avondale Central (Auckland) 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
New Lynn Seabrook most similar
similar deprivation profile similar suburb scale similar income profile

pop +100 · adds rent coverage · income +$2K

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

Detail Compare
Henderson North East most similar
similar deprivation profile similar suburb scale similar income profile

pop -100 · adds rent coverage · income -$3K

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

Detail Compare

Henderson West FAQ

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

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

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

    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 West 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 West sits in Auckland — explore the region.