Bucklands Beach · Sunnyhills · Half Moon Bay · Farm Cove
Four suburbs, four different years
Over the past year Sunnyhills' median held. Farm Cove's fell 11.9%. The two are five minutes apart and their medians are $62,500 apart. One number for “the market” is wrong for at least two of them.
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Auckland region
Auckland days to sell
Auckland sales, that month
Auckland, year on year
The grey row is REINZ's published figure for the Auckland region for June 2026, reported July 2026. It is a single month across the whole region, while the four suburb figures above are my own twelve-month calculation. Different basis, so read it as a backdrop rather than subtracting one from the other.
Forty-nine sales is a thin sample for a median. A handful of large homes on one street would move it by tens of thousands, and this year one street carried a fifth of the suburb. Treat the Farm Cove figure as indicative and ask me for the comparable sales that actually bear on your street.
Plan Change 120 proposes natural-hazard overlays across Half Moon Bay and Bucklands Beach, and the hazard provisions already apply. Read the note below before you market a property in either.
I sell here too, and I know these streets, but my core farm area is the four suburbs above. This suburb's figures were computed from an earlier REINZ export, pulled 12 August 2026 rather than 18 August, run through the same method. All seven side by side →
About these figures
Worked out from REINZ transaction-level records, covering sales recorded between 1 September 2025 and 11 August 2026. That is 501 sales in total: 202 in Bucklands Beach, 144 in Half Moon Bay, 106 in Sunnyhills and 49 in Farm Cove. Where the same sale appeared more than once in the export those records were collapsed into one. Bare sections were excluded, since they are land rather than homes. A small number of records were set aside where the price came in below 55% of the rating valuation, or outside a $400,000 to $8,000,000 band. A $470,000 price against a $1,325,000 valuation is a part-share transfer or a data error, not a house sale. Days-to-sell is not recorded on every sale, so that median rests on the ones where it was. A median describes a suburb, not a house: it moves with whatever happened to sell that year. Year-on-year change is worked out against a second export covering the twelve months before, run through exactly the same method: 540 sales across the four suburbs. Nothing on this page is an appraisal of any individual property.
A small patch, properly known
Four suburbs between the two of us. Enough ground to know which titles are cross-lease and where the zone boundary actually runs.
A price built on both sides of the market
Three to five recent sales near you, and three to five homes you would be competing against right now. What comes out is what the market will pay.
The written appraisal, same night
In your inbox the evening we meet. Yours to keep, even if you list elsewhere.
Submissions reopen late August 2026 for four weeks. Check your address →
- 9 Oct 2025Plan Change 78 withdrawal took effect. The "three homes, three storeys" default no longer applies in Auckland.
- 3 Nov 2025PC120 notified. Council has confirmed the proposed natural-hazard rules apply from this date by law, while the rest is still being decided.
- 6 Jun 2026Council published a parcel-level PC120 Map Viewer, free to use.
- 21 Jul 2026A revised, reduced package was approved 17 votes to 5. In council's words, it "removes additional housing around smaller local centres and along most frequent bus routes beyond 10 kilometres of the city centre", which includes all four of my suburbs.
- End Aug 2026A second submission round opens for four weeks, open to everyone. Exact dates were not yet published when this page was last updated.
- Mid-2027Final decisions expected, with a statutory backstop of 28 June 2027. The Eastern Busway also opens fully in 2027, and rapid transit stops create walkable catchments of their own.
If you own in Half Moon Bay, Cockle Bay, Bucklands Beach or Eastern Beach
PC120 proposes natural-hazard overlays across these four suburbs: flood, coastal inundation and erosion, with more restrictive consenting in the highest-risk areas. Those rules already apply. Check your address on the Map Viewer before you do anything else; if an overlay shows on your property it is material information a buyer must be told about, and I will put that to you in writing before we market.
Sources: Auckland Council media release, 22 July 2026, and the council PC120 page. PC120 is a live process that changes month to month, so verify anything planning-related against council before you rely on it.
Sales in London, then five years as Brand Manager for Porsche and four selling new Mercedes-Benz in Auckland. Fifteen years of marketing things people think hard about, and of holding a price when a buyer is testing you.
I came to property from the development side, on turnkey and off-plan homes with Wolfbrook and Kiefer Capital. Licensed with Harcourts since June 2025. I also speak Sinhala, and it is easier to say some of this in your own language.
Mahen Liyana
Licensed Salesperson · English, Sinhala
Pricing, campaign strategy and negotiation.
Wayne Song
Licensed Salesperson · Mandarin, English
Enquiries in Mandarin, on WeChat or by phone, from the first question through to contract terms.
WhatsApp · Mahen
WeChat · Wayne
Whichever of us you meet first stays on your property through to settlement. Nothing gets handed to an assistant, because we do not have one.
How long will it take to sell?
The median across the seven suburbs I sell in ran 35 to 49 days over the past year, five to seven weeks, and remarkably consistent between them. Anyone promising three weeks is selling you a number they can't deliver.
The first three weeks still decide your price. That's when the strongest buyers look, and you'll hear their feedback from me immediately rather than after a silent month.
Why is your appraisal different from the estimate I saw online?
Portal estimates and rating valuations are modelled from bulk data. They are years old, blind to your renovation, and they smooth over exactly the differences that matter here.
Over the past year homes in these seven suburbs sold at between 91% and 100% of their rating valuation, depending on the suburb. That gap is roughly what a CV is worth as a guide to your house. I price off recorded sales, and I'll show you which ones.
Auction, deadline sale, or a price?
The local answer is not the same in every suburb. Over the past year auction took 33% of sales in Half Moon Bay and Farm Cove, 23% in Sunnyhills and 22% in Bucklands Beach. The dearest suburb of the four is also the least likely to sell under the hammer. A method that is the norm in one is the exception three suburbs over.
You'll get a recommendation with the reasoning written down. The choice stays yours.
Will Plan Change 120 affect what my house is worth?
I can't answer that, and nobody selling you something should. What I can do is show you what council has proposed for your specific parcel on the Map Viewer, tell you which submission round is open, and point you to a planning consultant for the interpretation.
Where a hazard overlay affects your property, that is material information and it goes to buyers in writing. The dates and the source are above.
How much experience do you have?
Over fifteen years in sales: London, Porsche, Mercedes-Benz, then property, and just over a year of it holding a real estate licence. I work in a two-person team with Wayne Song, also a licensed salesperson.
You're not getting twenty years of local war stories. You're getting one of six places on our book instead of one of twenty, fifteen years of negotiating behind me, a Mandarin-speaking licensee on the team, and Harcourts' data and sales manager on every decision.
Test me at the appraisal. Describe a tricky offer and judge the answer.
What's your fee?
2.5% plus a $1,000 admin fee, plus GST. Marketing separate, at cost, approved by you line by line.
On a $900,000 sale that's $23,500 before GST, or $27,025 including it. Your figure and your estimated net go in writing before you sign.
Commission is negotiable and the agency agreement governs it. You'll get the REA guide before signing, and I'd have your lawyer read both.
I'm six months away. Too early to talk?
Ideal timing. The improvements that pay for themselves take months, and I'd rather tell you which ones return their cost than watch you spend $40,000 on a kitchen that returns $15,000.
The second PC120 submission round also closes well before then, which is worth knowing now rather than later.
These three were computed from an earlier REINZ export than the four above, on 12 August 2026 rather than 18 August, run through the same method. See all seven in one table →