Property Market
5 min read
What's happening with Thames-Coromandel house prices?
Council area of Waikato
Author: Ed McKnight
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.
What's happening to Thames-Coromandel house prices?
The average price of a Thames-Coromandel property is $1,176,478 (QV, January 2026).
Thames-Coromandel house prices are down 3.14% over the last three months (REINZ). And they are 0.26% up over the last 12 months.
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Quick Facts
- The average price of a Thames-Coromandel property is $1,176,478 (QV, January 2026)
- Over the last 3 months property prices in Thames-Coromandel have gone down 3.14%
- Thames-Coromandel property prices increased 4.30% per year (on average) in the 20 years between January 2006 - January 2026 (REINZ)
- The average rent in Thames-Coromandel is $580 per week (Tenancy Services, December 2025)
How are Thames-Coromandel property prices changing?
Thames-Coromandel house prices soared after the Covid-19 pandemic began. House prices started out 39% below the eventual peak of the market.
However, after that peak in April 2022, house prices fell 21.62% before bottoming out in August 2025.
Today, Thames-Coromandel house prices are down 16.59% compared to their peak. That means prices have risen 6.43% since the bottom of the market.
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Where is Thames-Coromandel in its property cycle?
At the absolute bottom of its property cycle, Thames-Coromandel was 18.69% undervalued.
Today, property prices in Thames-Coromandel are overvalued 12.31%.
That suggests there is a selling opportunity in Thames-Coromandel.
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Thames-Coromandel suburb prices
I track the value of 16 suburbs in Thames-Coromandel. The most expensive suburb is Hahei, which has an average house value of $1,735,000. While the most affordable suburb is Thames, which has an average house value of $665,200.
Over the last 24 months of all Thames-Coromandel suburbs (January 2024 - January 2026, Whitianga had the fastest-growing house prices. They have gone up 3.22% over that period.
The suburb that fell the fastest over that period was Te Puru. Property values in this suburb fell by 3.71% over those 2 years.
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What is the Thames-Coromandel rental market like?
Here's how rents are changing in Thames-Coromandel. Over the last four years (December 2021 - December 2025) the median rent has gone up $130 a week. That's 6.55% a year (on average).
Over the last 12 months, rents have gone up. They are up 0.87% ($5 a week) year on year.
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Are properties selling above or below CV in Thames-Coromandel?
One of the most common questions I get asked is: 'Ed, are properties selling above or below their Capital Value (CV)?'
Some call it the RV (Rateable Value) or GV (Government Value).
Why do people care? Well, if you go on TradeMe (or another website), you’ll almost always see the council’s valuation for the property. So even if the seller hasn't advertised a price, you can get a feel for what the property might sell for.
This table shows whether the average property is selling above or below CV across Waikato.
The area in Waikato selling the highest vs CV is Matamata-Piako District where house prices are current selling 2% above CV.
The area in Waikato selling the lowest vs CV is Hauraki District where house prices are selling 9% below CV.
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.
- Hamilton City property market
- Hauraki District property market
- Matamata-Piako District property market
- Otorohanga District property market
- South Waikato District property market
- Taupo District property market
- Waikato District property market
- Waipa District property market
- Waitomo District property market
Current Property Listings
This property market information is for your general information. It’s not financial advice. See here for details about our Financial Advice Provider Disclosure. So Opes isn’t telling you what to do with your own money.
We’ve made every effort to make sure the information is accurate. But property markets change, and we occasionally get the odd fact wrong. Make sure you do your own research or talk to a financial adviser before making any investment decisions.
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