What's happening with Hamilton house prices?

Council area of Waikato

Explore Hamilton'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 Hamilton house prices?

The average price of a Hamilton property is $788,171 (CoreLogic, February 2025).

Quick Facts

The average price of a Hamilton property is $788,171 (CoreLogic, February 2025)
Over the last 3 months property prices in Hamilton have gone up 0.48%
Hamilton property prices increased 5.91% per year (on average) in the 20 years between February 2005 - February 2025 (REINZ)
The average rent in Hamilton is $570 per week (Tenancy Services, November 2024)

How are Hamilton property prices changing?

Hamilton house prices soared after the Covid-19 pandemic began. House prices started out 32% below the eventual peak of the market.

Where is Hamilton in its property cycle?

At the absolute bottom of its property cycle, Hamilton was 12.96% undervalued.

Hamilton suburb prices

I track the value of 35 suburbs in Hamilton. The most expensive suburb is Harrowfield, which has an average house value of $1,093,550. While the most affordable suburb is Whitiora, which has an average house value of $565,500.

Over the last 24 months of all Hamilton suburbs (February 2023 - February 2025, Fitzroy had the slowest-falling house prices. They have gone down -0.56% over that period.

The suburb that fell the fastest over that period was Hamilton Central. Property values in this suburb fell by 10.88% over those 2 years.

What is the Hamilton rental market like?

Here's how rents are changing in Hamilton. Over the last four years (November 2020 - November 2024) the median rent has gone up $100 a week. That's 4.94% a year (on average).

Are properties selling above or below CV in Hamilton?

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 Hamilton property market?

Where do house prices go up the fastest in Hamilton?

Which suburbs in the Hamilton 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 Waikato property market here.