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Suburb profile · Bay of Plenty · NZ

Greerton South NZ

Greerton South is in Bay of Plenty, New Zealand, with population 672.

The read

Livability-led

There are enough weaker signals here that you should expect trade-offs, not a clean local story. Compare it directly with stronger nearby suburbs before treating it as a preferred option.

$625/wk
1/01/2020 → 1/10/2025 · 19 periods
Tenancy Services · 1/10/2025
$710
$428
1/01/20201/10/2025
Why it fits

Transport coverage adds a practical access signal.

What to check

Higher deprivation should be treated as a local-context caution. Small local population makes the signal set more fragile.

Read full evidence → Compare suburb Open matching ranking
Median rent
$650/wk
Income-stretched rent market
D7 vs NZ
Population
672
672 local footprint
D1 vs NZ
Income
$40K/yr
Median personal income
D5 vs NZ
NZDep
Decile 8
Higher deprivation
D8 vs NZ
Schools
1
matched school context

Area prices & affordability

Tauranga City territorial authority · HUD Local Housing Statistics
Median sale price
$893K
+17.3% over 5yr
↑4.6%YoY
Lower quartile
$750K
Entry-level price
House Price Index
3,137
QV-based HPI
↑3.2%5yr
Income to buy
9.5x
Years of median income
Annual sales
2,802
Transactions, TA

Mortgage serviceability

at the 5.69% 2-year fixed rate
Monthly repayment
$4,140/mo
20% deposit, 30-year P&I
Repayment burden
53%
of gross household income
Stress level
Severe
<30% comfortable · >45% severe
Years to deposit
12.7 yrs
20% deposit at 15% savings

Monthly repayment by fixed term

Floating · 6.15%
$4,350
1-year fixed · 5.26%
$3,947
2-year fixed · 5.69%
$4,140
3-year fixed · 5.86%
$4,217

A territorial-authority estimate: the Tauranga City 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 Greerton South-specific or borrower-specific figure.

Price trend

1yr +2.4%5yr +0.7%
QV House Price Index (Jan 2007 = 1000)

QV House Price Index for the Tauranga City 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 Tauranga City 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 Greerton South, not a Greerton South-specific sale price.

Rent trend depth

Derived from this suburb's own tenancy-bond rent history
Rent cycle positionRents easing
Low · 2020Peak · 2021

3.8% below peak rent · 17.9% above its low

Rent growth (compound)3-yr +0.0%/yr · 5-yr +3.4%/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
$40K personal · yr+0.5% vs Bay of Plenty suburb median
Personal income distribution (Census 2023 · annual)
$10,000 or less
54
$10,001-$20,000
45
$20,001-$30,000
105
$30,001-$50,000
138
$50,001-$70,000
117
$70,001-$100,000
75
$100,001 or more
27

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+0.4pp since 2013
2013
56% owned
2018
54% owned
2023
56% owned

8.2% of private dwellings were unoccupied on 2023 census night (holiday homes, empty rentals, and vacant stock).

Dwelling condition (occupied dwellings, self-reported)

22% damp (-2pp vs 2018) and 18% with visible mould larger than A4 (-2pp 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 · Tauranga City · medium series
158,900 people · 2023185,600 by 2033 (+16.8%)

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

Crime

Tauranga City · Territorial Authority
Rate · per 100k5,689
Total incidents8,696· 2026-05
  • Assault1,05544%
  • Burglary1,13647%
  • Robbery823%
  • Sexual Assault1456%

Natural hazards

Earthquake & flood exposure estimates
Earthquake exposure
Low
Proximity to active faults
Nearest active fault
28.8 km
Kerepehi Fault
Fault slip rate
Low
Higher = more active

Earthquake exposure is the distance from Greerton South'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.

Short-term rentals

Inside Airbnb
5
active listings · ~7.4 per 1,000 residents
40%
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
Total1
Students369
State1
  • Greerton Village School - Te Kura o MaarawaewaeContributing · State

Livability

OSM · GTFS · schools + hospitals
65/ 100 livability index

Top 35% most liveable of 1,902New Zealand suburbs.

Peer distributionstronger than 65% of New Zealand districts
WeakerTypicalStronger
Everyday access89
Public transport (6 stops)39
Schools & hospitals32

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
Dgrade · 23/100 · top 77% of 65New Zealand districts
Peer distributionstronger than 23% of New Zealand districts
WeakerTypicalStronger
Capital growth42
Rental yield28
Stability23

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.

Stronger alternatives nearby

Similar-rent suburbs in other territorial authorities that rate higher on a metric.

Cheaper to rent

lower weekly rent · cross-TA

Higher income

personal median · cross-TA

Less deprived

lower NZDep decile · cross-TA

Alternatives are similar-rent suburbs (0.6–1.6x this suburb's median rent) in other territorial authorities that exceed it on the named metric. Indicative — not financial advice.

Building activity

Stats NZ building consents · 2026
Latest consents
15
0 houses · 15 units
→0.0%YoY D9 vs NZ

Employment

Stats NZ Census 2023 vs 2018 (employed residents 15+)
Employed residents
369
Was 351 in 2018
↑5.1%vs 2018 D1 vs NZ

Full data detail

Stats NZ Census 2023 · MBIE · MoE · NZDep2023
Greerton South Bay of Plenty — Property Data and Demographics

Greerton South is a small community in Bay of Plenty with a population of 672 and a median age of 38. Median personal income is $40K per year. The main ethnic groups are European, Asian, Māori. Bay of Plenty population estimates moved +0.3% in the year ended June 2025, after moving +1.1% in 2024, which should be read as a broader regional movement backdrop rather than suburb-level migration precision. The resident employment base moved from 351 in 2018 to 369 in 2023 (+5.1%), 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 Greerton South is $650 (650 houses, 0 units). This represents approximately 86% of median weekly personal income.

Livability indicators for Greerton South: NZDep decile 8 (high deprivation); 1 school with avg EQI 507; 6 transport stops (6 bus).

In 2026, Greerton South recorded 15 building approvals (0 houses, 15 units), up 0% year-on-year.

Market & money
Livability signalsHeuristics
Rent Affordability86%↓ Stretched
School QualityEQI 507↓ Below Average
DeprivationDecile 8↓ High
Transport Access6 stops· Some Access
Development+0%· Steady
Rental marketMBIE
Median rent · wk(1/10/2025)$650
House · wk$650
Rent / income85.6%
Lodgements15
DevelopmentStats NZ
Consents (2026)15
Units15
YoY change+0%
People & prosperity
DemographicsCensus 23
Population672
Median age38
Household size—
HH income · yr—
Personal income · yr$39,500
Deprivation (NZDep)NZDep23
Less deprived8/10
NZDep score1029

1 = least deprived · 10 = most deprived

EthnicityCensus 23
European471
Asian126
Māori123
Pacific Peoples21
Top industriesCensus 23
Health Care and Social Assistance45
Construction39
Education and Training39
Manufacturing36
Retail Trade33
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies1
GP / clinics3
Fuel stations1
Cafes & dining5
TransportGTFS
Bus stops6
Hospitals · Tauranga CityMoH
Tauranga HospitalPublic Hospital
Nearby in Bay of Plenty12
Baypark-Kairua753Judea2,691Tauranga Hospital2,118Poike1,062Greerton North3,600Te Reti1,944Bethlehem South1,119Brookfield West3,129Tauranga Central2,679Brookfield East2,895Hairini3,246Te Maunga North3,354
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Sources & freshness
Strong evidence

Greerton South has enough direct local evidence 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 · 1/10/2025 · Bond market dataset
stable source · automated · every update · monthly
Available
Schools
MoE school directory · 1 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 · 6 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.

Greerton South FAQ

Common questions
  1. What is the typical weekly rent in Greerton South?

    The median weekly rent in Greerton South 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 Greerton South?

    Income-stretched rent market: Weekly rent screens at about 86% 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 Greerton South?

    QuickProperty's livability signals for Greerton South show: Stretched, Below Average, High. These are based on rent affordability, school EQI, NZDep deprivation index, and transport access.

  4. Where does QuickProperty get its data for Greerton South?

    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 Greerton South 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.

Bay of Plenty

Greerton South sits in Bay of Plenty — explore the region.