What's happening with Rotorua house prices?

Council area of Bay of Plenty

Explore Rotorua's property market for the latest trends, house prices, market cycles, rental yields, and top investment suburbs

Author: Ed McKnight

Our Resident Economist, with a GradDipEcon and over five years at Opes Partners, is a trusted contributor to NZ Property Investor, Informed Investor, Stuff, Business Desk, and OneRoof.

Reviewed by: Laine Moger

Journalist and Property Educator with six years of experience, holds a Bachelor of Communication (Honours) from Massey University.

Last Updated: 24 Mar 2025

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What's happening to Rotorua house prices?

The average price of a Rotorua property is $671,065 (CoreLogic, February 2025).

Quick Facts

The average price of a Rotorua property is $671,065 (CoreLogic, February 2025)
Over the last 3 months property prices in Rotorua have gone up 0.53%
Rotorua property prices increased 6.27% per year (on average) in the 20 years between February 2005 - February 2025 (REINZ)
The average rent in Rotorua is $560 per week (Tenancy Services, November 2024)

How are Rotorua property prices changing?

Rotorua house prices soared after the Covid-19 pandemic began. House prices started out 33% below the eventual peak of the market.

Where is Rotorua in its property cycle?

At the absolute bottom of its property cycle, Rotorua was 25.23% undervalued.

Rotorua suburb prices

I track the value of 29 suburbs in Rotorua. The most expensive suburb is Tihiotonga, which has an average house value of $906,700. While the most affordable suburb is Fordlands, which has an average house value of $385,700.

Over the last 24 months of all Rotorua suburbs (February 2023 - February 2025, Mamaku had the fastest-growing house prices. They have gone up 11.72% over that period.

The suburb that fell the fastest over that period was Lynmore. Property values in this suburb fell by 4.11% over those 2 years.

What is the Rotorua rental market like?

Here's how rents are changing in Rotorua. Over the last four years (November 2020 - November 2024) the median rent has gone up $127 a week. That's 6.64% a year (on average).

Are properties selling above or below CV in Rotorua?

One of the most common questions I get asked is: “Ed, are properties selling above or below their Capital Value (CV)?”

Where do house prices grow the fastest in the Rotorua property market?

Where do house prices go up the fastest in Rotorua?

Which suburbs in the Rotorua property market have the highest yields?

Gross yields vary widely depending on which suburb you chose to investigate.

Other property markets to look into

If you found this article useful, then you might also like our analyses on the other property markets in New Zealand. You can read all about the Bay of Plenty property market here.