Summary of Hamilton by suburb for investing

Looking to buy an investment property in Hamilton?  Have you got no idea where to start?  Not sure what suburb to invest in?  Read the following guide prepared by Harcourts Hamilton Property Management (Rentals) as an overview of the rental market and aspects of each suburb across Hamilton.

The positive and negative aspects of purchasing a rental / investment property in the different areas or suburbs of Hamilton are as follows.

EASTERN HAMILTON
Rototuna/Flagstaff/Huntington (pricing approx $650,000 to $1 million)
North East of Hamilton – newer development and construction
• Property prices are higher requiring higher initial investment
• Lower maintenance costs
• Tenancy – very popular due to modern, low maintenance properties, good schooling and new development
• Rent rate – highest in Hamilton
• Huge ongoing development
• New town centre coming with Library, community centre and pool
• A variety of schools, all decile 10.  Popular schooling.

Chedworth/Chartwell/Queenwood (pricing approx $500,000 to $750,000)
• South of Rototuna
• More established area of Hamilton, good schooling, handy to Westfield Shopping Centre
• Tenancy – popular with families
• Rent rate – above average

• Popular school zone (Hukanui Primary)
• Traditional family area.  A good reputation.

Fairview Downs (pricing approx $450,000 to $600,000)
• Very close to the Ruakura Inland Port which starts in 2019, supporting 12,000 future jobs
• Currently undervalued considering huge future infrastructure upgrades 
• Good area for future capital gains
• Range of housing quality and prices
• Range of socio-economic groups
• Easy access to Ring Road and Waikato Expressway

Fairfield/Enderley (pricing approx $350,000 to $550,000)
• Low socio-economic area
• Property prices are a lot lower and bargains are to be found
• Tenancy - tendency for lower income families
• Insulation is a must
• Properties generally require more maintenance and higher tenant issue costs
• Properties may take longer to rerent
• Rent rate - low

• Close to inland port, so should get good capital gains
• Cheap area to buy a house

Hamilton East (pricing approx $450,000 to $650,000)
• One of the first areas settled in Hamilton, some areas of historic villas that have been very nicely refurbished and very popular with young professionals, together with new developments/townhouses
• Easy to re-rent
• Rent rate - medium

• Close to CBD
• Close to University
• Range of housing quality and prices
• Popular with first home buyers

Hillcrest/Silverdale/Riverlea (pricing approx $450,000 to $750,000)
• Services both University and Hillcrest High School

• Large amount of modern development in the University area
• Hillcrest still the most popular school zone

• Areas of families with teenagers and areas with high student content
• Easy area to find tenants
• Variety of housing available and prices


WESTERN HAMILTON
Pukete (pricing approx $450,000 to $700,000)
• North West Hamilton – handy for The Base shopping centre
• Close to employment/jobs in Te Rapa, Industrial and Commercial
• Relatively modern properties and a very popular area
• Good schooling
• Rent rate - medium to high

Bryant Park/St Andrews ($450,000 to $800,000)
• More established area of Hamilton, not as modern as Pukete
• Popular family area with good schooling, handy to City Centre
• Rent rate - medium
• Areas of cheap housing and expensive sought after streets
• Close to employment/jobs in Te Rapa, Industrial and Commercial

Forest Lake/Maeroa (pricing approx $450,000 to $600,000)
• Areas of modern and dated housing 
• Older properties may be slower to rent unless priced correctly and insulated
• Modern properties returning good rental rates 
• Close to City Centre and also the Western Bypass
• Popular with first home buyers, trendy with young people
• Close to employment/jobs in Te Rapa, Industrial and Commercial

Nawton (pricing approx $400,000 to $650,000)
• Low socio-economic area
• Property prices are a lot lower and bargains are to be found
• Tenancy - low socio-economic/lower income families, properties generally require more maintenance and higher tenant issue costs
• Some properties on the outer areas are reasonable and are better investment potential as handy to the local shopping centre and City Centre without having to cross a bridge
• Properties may take longer to re-rent
• Insulation required
• Rent rate - low
• Some modern areas that are nicer

Dinsdale (pricing approx $450,000 to $600,000)
• Areas of working families and lower income families
• Rental rate medium
• Popular for tenants wanting units

Western Heights (pricing approx $600,000 to $750,000)
• Modern properties with good rental returns slightly lower than Rototuna
• High demand for quality properties
• Tenancy - popular with families
• Good demand for larger properties


Frankton (pricing approx $450,000 to $550,000)
• Has been rezoned as residential high, resulting in a lot of new developments, 2-3 bedroom townhouses, good schooling.
• Tenancy - popular with couples, single parents with one child and older singles
• Rental rate - medium


Hamilton West/Lake (pricing approx $650,000 to $1 million plus)
• Higher priced properties as handy to CBD and also those surrounding the Hamilton Lake with views
• Tenancy - older professional families/couples
• Rental rate - high


Melville/Bader (pricing approx $400,000 to $550,000)
• Low socio-economic area, areas closer to the Hospital are under development with new townhouses and are popular with Medical Staff with good / higher returns
• Property prices are lower and bargins are to be found in some parts
• High demand as close to hospital
• Tenancy – low socio-economic, properties generally require more maintenance and higher tenant issue costs, properties may take longer to rerent
• Rent rate-low/medium


Deanwell/Glenview (pricing approx $400,000 to $550,000)
• Areas of lower income families moving into established family homes to the South
• Glenview is a very popular area for families who tend to move into the area and stay, good schooling
• Rental rate – medium/high

This resource has been provided by the Harcourts Rentals office: