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Suburb profile · Wellington · NZ

Pencarrow NZ

Pencarrow is in Wellington, New Zealand, with population 687.

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. Lower deprivation supports a livability-led read.

What to check

The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.

See what's missing → Compare suburb
Median rent
—
Census rent fallback
Population
687
687 local footprint
D1 vs NZ
Income
$46K/yr
Median personal income
D7 vs NZ
NZDep
Decile 3
Lower deprivation
D3 vs NZ
Schools
—
No matched schools

Area prices & affordability

Lower Hutt City territorial authority · HUD Local Housing Statistics
Median sale price
$692K
-2.1% over 5yr
↑0.7%YoY
Lower quartile
$575K
Entry-level price
House Price Index
3,088
QV-based HPI
↓19.0%5yr
Income to buy
6.4x
Years of median income
Annual sales
1,522
Transactions, TA

Mortgage serviceability

at the 5.69% 2-year fixed rate
Monthly repayment
$3,210/mo
20% deposit, 30-year P&I
Repayment burden
36%
of gross household income
Stress level
Stretched
<30% comfortable · >45% severe
Years to deposit
8.5 yrs
20% deposit at 15% savings

Monthly repayment by fixed term

Floating · 6.15%
$3,373
1-year fixed · 5.26%
$3,060
2-year fixed · 5.69%
$3,210
3-year fixed · 5.86%
$3,269

A territorial-authority estimate: the Lower Hutt 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 Pencarrow-specific or borrower-specific figure.

Price trend

1yr -4.6%5yr -26.4%
QV House Price Index (Jan 2007 = 1000)

QV House Price Index for the Lower Hutt 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 Lower Hutt 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 Pencarrow, not a Pencarrow-specific sale price.

Personal income

Stats NZ Census · median individual · annual
$46K personal · yr-5.1% vs Wellington suburb median
Personal income distribution (Census 2023 · annual)
$10,000 or less
81
$10,001-$20,000
60
$20,001-$30,000
72
$30,001-$50,000
96
$50,001-$70,000
96
$70,001-$100,000
87
$100,001 or more
84

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-1.4pp since 2013
2013
86% owned
2018
87% owned
2023
84% owned

5.6% of private dwellings were unoccupied on 2023 census night (holiday homes, empty rentals, and vacant stock).

Dwelling condition (occupied dwellings, self-reported)

16% damp (-2pp vs 2018) and 16% 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.

Population outlook

Stats NZ projections · Lower Hutt City · medium series
111,500 people · 2023119,500 by 2033 (+7.2%)

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

Crime

Lower Hutt City · Territorial Authority
Rate · per 100k7,323
Total incidents7,876· 2026-05
  • Assault85934%
  • Burglary1,54461%
  • Robbery532%
  • Sexual Assault783%

Natural hazards

Earthquake & flood exposure estimates
Earthquake exposure
High
Proximity to active faults
Nearest active fault
3.5 km
Whitemans Valley Fault
Fault slip rate
Very Low
Higher = more active

Earthquake exposure is the distance from Pencarrow'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
12
active listings · ~17.5 per 1,000 residents
100%
entire homes (vs private rooms)
42%
run by multi-listing operators
Investment view Estimated
$387
median nightly (entire home)
35%
estimated occupancy
$31,661
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
2/ 100 livability index

Top 98% most liveable of 1,902New Zealand suburbs.

Peer distributionstronger than 2% of New Zealand districts
WeakerTypicalStronger
Everyday access0
Public transport (1 stops)18
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
Dgrade · 38/100 · top 62% of 65New Zealand districts
Peer distributionstronger than 38% of New Zealand districts
WeakerTypicalStronger
Capital growth2
Rental yield52
Stability86

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
2
1 houses · 1 units
↑100.0%YoY D4 vs NZ

Employment

Stats NZ Census 2023 vs 2018 (employed residents 15+)
Employed residents
390
Was 372 in 2018
↑4.8%vs 2018 D1 vs NZ

Full data detail

Stats NZ Census 2023 · MBIE · MoE · NZDep2023
Pencarrow Wellington — Property Data and Demographics

Pencarrow is a small community in Wellington with a population of 687 and a median age of 45. Median personal income is $46K per year. The main ethnic groups are European, Māori, Asian. Wellington population estimates moved +0.0% in the year ended June 2025, after moving +1.0% in 2024, which should be read as a broader regional movement backdrop rather than suburb-level migration precision. The resident employment base moved from 372 in 2018 to 390 in 2023 (+4.8%), 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 Pencarrow: NZDep decile 3 (low deprivation (affluent)); 1 transport stop (1 bus).

In 2026, Pencarrow recorded 2 building approvals (1 house, 1 unit), up 100% year-on-year.

Market & money
Livability signalsHeuristics
DeprivationDecile 3↑ Low
Transport Access1 stops· Some Access
Development+100%↑ Accelerating
DevelopmentStats NZ
Consents (2026)2
Houses 50%Units 50%
YoY change+100%
People & prosperity
DemographicsCensus 23
Population687
Median age45
Household size—
HH income · yr—
Personal income · yr$46,200
Deprivation (NZDep)NZDep23
Less deprived3/10
NZDep score943

1 = least deprived · 10 = most deprived

EthnicityCensus 23
European597
Māori114
Asian45
Pacific Peoples24
MELAA6
Top industriesCensus 23
Construction54
Public Administration and Safety48
Manufacturing33
Retail Trade33
Professional, Scientific and Technical33
Area & amenity
TransportGTFS
Bus stops1
Hospitals · Lower Hutt CityMoH
Hutt HospitalPublic Hospital
Nearby in Wellington12
Manor Park525Woburn1,731Manuka1,806Hutt Central North1,074Tirohanga1,254Petone Central1,182Korokoro1,515Normandale2,082Hutt Central South3,111Boulcott2,697Stokes Valley North3,570Eastern Bays1,986
Shortlist workspace

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Current status
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Sources & freshness
Thin evidence

Pencarrow is a thin local read, not 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 · 1 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 Pencarrow 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 lighter areas here are school matches and hospital coverage, so one sparse reading should not stand in for the whole suburb story.

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

Use the region hub, compare, or nearby better-covered suburbs first, before treating this as a complete market read.

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

Manor Park most similar
similar deprivation profile similar suburb scale similar income profile

pop -200 · adds rent coverage · income -$3K

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

Detail Compare
Woburn better covered
similar deprivation profile similar income profile better local coverage

pop +1000 · adds rent coverage · income +$5K

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare
Manuka better covered
similar deprivation profile similar income profile better local coverage

pop +1100 · adds rent coverage · income +$5K

Better covered alternative: use this as the stronger reference point before judging the thin page.

Detail Compare

Pencarrow FAQ

Common questions
  1. What is the livability profile for Pencarrow?

    QuickProperty's livability signals for Pencarrow show: Low, 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 Pencarrow?

    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 Pencarrow 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.

Wellington

Pencarrow sits in Wellington — explore the region.