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Suburb profile · Auckland · NZ

Northcote South (Auckland) NZ

Northcote South (Auckland) is in Auckland, New Zealand, with population 2,580.

The read

Growth-momentum

The page gives you enough to keep this suburb in view, but not enough to make a fast conviction call. Use compare mode or the region hub to see whether the mixed picture still holds up against alternatives.

$600/wk
1/04/2021 → 1/01/2026 · 20 periods
Tenancy Services · 1/01/2026
$790
$485
1/04/20211/01/2026
Why it fits

Approvals activity points to active development pressure. School coverage gives the page a stronger family/livability signal. Transport coverage adds a practical access signal.

Read full evidence → Compare suburb Open matching ranking
Median rent
$650/wk
Income-stretched rent market
D7 vs NZ
Population
2,580
3K local footprint
D7 vs NZ
Income
$54K/yr
Median personal income
D9 vs NZ
NZDep
Decile 3
Lower deprivation
D3 vs NZ
Schools
3
matched school context

Area prices & affordability

Auckland territorial authority · HUD Local Housing Statistics
Median sale price
$950K
+2.7% over 5yr
↓1.0%YoY
Lower quartile
$760K
Entry-level price
House Price Index
3,055
QV-based HPI
↓9.3%5yr
Income to buy
8.5x
Years of median income
Annual sales
22,902
Transactions, TA
Years of median household income to buy

Figures are for the Auckland territorial authority (as at 2026-02). 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 Northcote South (Auckland), not a Northcote South (Auckland)-specific sale price.

Rent trend depth

Derived from this suburb's own tenancy-bond rent history
Rent cycle positionRents easing
Low · 2022Peak · 2023

24.1% below peak rent · 23.7% above its low

Rent growth (compound)3-yr -8.8%/yr · 5-yr +1.4%/yr

Rent trend is derived from MBIE tenancy-bond medians and excludes suburbs with too few bonds to be reliable.

Personal income

Stats NZ Census · median individual · annual
$54K personal · yr+19.6% vs Auckland suburb median

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.

Schools

Ministry of Education
Total3
Students2,321
State2
State : Integrated1
  • Northcote CollegeSecondary (Year 9-15) · StateZoned
  • Northcote School (Auckland)Contributing · StateZoned
  • St Mary's School (Northcote)Contributing · State : Integrated

2 of 3 schools here operate published enrolment zones (catchments). Zone boundaries set eligibility — check the official source for the exact catchment. Not enrolment advice.

Livability

OSM · GTFS · schools + hospitals
92/ 100 livability index

Top 8% most liveable of 1,714New Zealand suburbs.

Everyday access60
Public transport77
Schools & hospitals88

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.

Building activity

Stats NZ building consents · 2026
Latest consents
32
0 houses · 32 units
↑357.1%YoY D10 vs NZ

Employment

Stats NZ Census 2023 vs 2018 (employed residents 15+)
Employed residents
1,560
Was 1,440 in 2018
↑8.3%vs 2018 D8 vs NZ

Full data detail

Stats NZ Census 2023 · MBIE · MoE · NZDep2023
Northcote South (Auckland) Auckland — Property Data and Demographics

Northcote South (Auckland) is a small suburb in Auckland with a population of 2,580 and a median age of 35. Median personal income is $54K per year. The main ethnic groups are European, Asian, Māori. Auckland population estimates moved +2.5% in the year ended June 2024, after averaging +1.2% a year from 2018 to 2023, which should be read as a broader regional movement backdrop rather than suburb-level migration precision. The resident employment base moved from 1,440 in 2018 to 1,560 in 2023 (+8.3%), 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.

Median weekly rent in Northcote South (Auckland) is $650 (650 houses, 613 units). This represents approximately 63% of median weekly personal income.

Livability indicators for Northcote South (Auckland): NZDep decile 3 (low deprivation (affluent)); 3 schools with avg EQI 387; 12 transport stops (12 bus).

In 2026, Northcote South (Auckland) recorded 32 building approvals (0 houses, 32 units), up 357.1% year-on-year.

Market & money
Livability signalsHeuristics
Rent Affordability63%↓ Stretched
School QualityEQI 387· Average
DeprivationDecile 3↑ Low
Transport Access12 stops· Some Access
Development+357%↑ Accelerating
Rental marketMBIE
Median rent · wk(1/01/2026)$650
House · wk$650
Unit · wk$613
Rent / income63.1%
Lodgements48
DevelopmentStats NZ
Consents (2026)32
Units32
YoY change+357.1%
People & prosperity
DemographicsCensus 23
Population2,580
Median age35
Household size—
HH income · yr—
Personal income · yr$53,600
Deprivation (NZDep)NZDep23
Less deprived3/10
NZDep score941

1 = least deprived · 10 = most deprived

EthnicityCensus 23
European1,515
Asian927
Māori192
Pacific Peoples96
MELAA90
Top industriesCensus 23
Professional, Scientific and Technical252
Construction165
Retail Trade147
Education and Training129
Health Care and Social Assistance123
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics1
Fuel stations1
Cafes & dining5
TransportGTFS
Bus stops12
Nearby in Auckland12
Stanmore Bay West2,646Swanson Rural2,289Manly West2,367Beach Haven West3,429Vipond2,889Meadowbank East2,607Mount Eden East2,766Mount Eden West3,399Ellerslie South2,427Ararimu2,235Botany Downs East2,283Grey Lynn North2,913
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Current status
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Sources & freshness
Strong evidence

There is enough direct local evidence on Northcote South (Auckland) for a first-pass decision.

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
MBIE rental bond data · 1/01/2026 · Bond market dataset
stable source · automated · every update · monthly
Available
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 · 12 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.

Northcote South (Auckland) FAQ

Common questions
  1. What is the typical weekly rent in Northcote South (Auckland)?

    The median weekly rent in Northcote South (Auckland) is $650/wk, based on the MBIE market rent dataset. The current rent signal is income-stretched rent market.

  2. What does the rent signal say about Northcote South (Auckland)?

    Income-stretched rent market: Weekly rent screens at about 63% of annual income. Use this as a suburb screening signal before comparing candidates; the matching rent ranking can provide broader market context.

  3. What is the livability profile for Northcote South (Auckland)?

    QuickProperty's livability signals for Northcote South (Auckland) show: Stretched, Average, Low. These are based on rent affordability, school EQI, NZDep deprivation index, and transport access.

  4. Where does QuickProperty get its data for Northcote South (Auckland)?

    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.

  5. How often is the Northcote South (Auckland) 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.