Papamoa Beach South is in Bay of Plenty, New Zealand, with population 2,685.
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.
Transport coverage adds a practical access signal.
Monthly repayment by fixed term
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 Papamoa Beach South-specific or borrower-specific figure.
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.
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 Papamoa Beach South, not a Papamoa Beach South-specific sale price.
At / near its highest median rent on record
Rent trend is derived from MBIE tenancy-bond medians and excludes suburbs with too few bonds to be reliable.
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.
12.4% of private dwellings were unoccupied on 2023 census night (holiday homes, empty rentals, and vacant stock).
15% damp (-4pp vs 2018) and 12% with visible mould larger than A4 (-3pp vs 2018).
Investor-specific data (gearing, investor concentration) is not published for NZ suburbs — the tenure trend above is the available investor signal.
Stats NZ subnational projection (2023 base, medium series) for Tauranga City — the finest official projection grain available; suburb-level projections do not exist.
Earthquake exposure is the distance from Papamoa Beach 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.
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.
Top 19% most liveable of 1,902New Zealand suburbs.
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.
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.
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.
Papamoa Beach South is a small suburb in Bay of Plenty with a population of 2,685 and a median age of 41. Median personal income is $41K per year. The main ethnic groups are European, Māori, Asian. 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 1,398 in 2018 to 1,446 in 2023 (+3.4%), 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.
Median weekly rent in Papamoa Beach South is $680 (680 houses, 550 units). This represents approximately 87% of median weekly personal income.
Livability indicators for Papamoa Beach South: NZDep decile 5 (moderate deprivation); 1 school with avg EQI 432; 21 transport stops (21 bus).
In 2026, Papamoa Beach South recorded 1 building approval (1 house, 0 units), down 95.5% year-on-year.
1 = least deprived · 10 = most deprived
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There is enough direct local evidence on Papamoa Beach South 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.
Treat current rent as a decision input, not as a guaranteed market quote.
This is a trusted coverage layer, but it is still a pinned snapshot rather than a live facility API.
It is good for stop presence and local network context, but not a guarantee that every operator or schedule is equally current.
The median weekly rent in Papamoa Beach South is $680/wk, based on the MBIE market rent dataset. The current rent signal is income-stretched rent market.
Income-stretched rent market: Weekly rent screens at about 87% of annual income. Use this as a suburb screening signal before comparing candidates; the matching rent ranking can provide broader market context.
QuickProperty's livability signals for Papamoa Beach South show: Stretched, Average, Moderate. These are based on rent affordability, school EQI, NZDep deprivation index, and transport access.
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.
RBNZ macro data updates with each deploy. Demographics are from NZ Census 2023. School EQI scores are from the Ministry of Education latest release.