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Epsom, Auckland
Overall risk rating
Score Dashboard
Composite Score
79/100
Score Transparency
The composite score above is a weighted average of five categories, each scored out of 100:
How the price, size and condition of this property compare to recent nearby sales.
Estimated rental yield and demand relative to typical NZ benchmarks.
Combined score for schools, safety, walkability, demographics and growth trajectory of the area.
Estimated capital growth potential and overall investment grade.
The suburb's current market activity — days on market, price movement and outlook.
Grade bands
65–100 · Strong Buy / Buy
45–64 · Hold / Watch
30–44 · Caution
Below 30 · Pass / Avoid
Property Summary
A classic Epsom bungalow on a generous 607 m² freehold section within the coveted double grammar school zone. The property retains much of its original character while offering genuine scope for modernisation to unlock significant capital uplift in one of Auckland's most consistently high-performing suburbs.
Who Is This Property Best Suited For?
Ratings reflect how well this property's location, layout, condition, size and zoning suit each type of buyer. These are suitability ratings only, not purchase recommendations.
First Home Buyer
A strong long-term buy, but the $1.85M+ entry price will be a stretch for most first-home buyers without a significant deposit or income.
Owner Occupier
An excellent fit — double grammar zone access, generous land, and room to add value make this ideal for a family wanting to settle long-term.
Buy & Hold Investor
Modest rental yield (~3%) is offset by a strong, consistent capital growth track record in this suburb across multiple cycles.
BRRRR Investor
Renovation upside exists, but the high entry price and special character overlay reduce the speed and certainty of the value-add.
Fix & Flip Investor
A renovated grammar-zone home commands a deep buyer pool, but holding costs and consent requirements will narrow margins.
Holiday Home Buyer
Epsom is an established residential suburb, not a typical holiday destination — limited appeal for short-term leisure use.
Retiree
The large section and four-bedroom layout may be more space than required, though the location and amenities remain attractive.
Risk Analysis
Structural
Low riskNo recorded structural issues. Property is a 1968 build — a pre-purchase building inspection is recommended to identify any weathertightness or maintenance concerns typical of this era.
Legal / Title
Low riskClean freehold title. No encumbrances, caveats, or easements of concern noted in LINZ records. Standard covenant provisions from original subdivision apply.
Flood
Low riskEpsom sits on elevated volcanic terrain. No significant flood risk identified. Auckland Council flood mapping shows no inundation risk for this parcel.
Coastal Hazard
Low riskProperty is inland with no coastal hazard exposure. No relevant coastal erosion or sea-level rise overlays apply to this address.
Environmental
Low riskNo recorded contamination on the NES for Contaminated Land register. Connected to Auckland Council reticulated water and wastewater.
Key Negotiation Considerations
Factors worth investigating further before finalising a purchase decision.
Consent history for the special character overlay
Confirm with Auckland Council which past alterations were consented and what scope of future work the overlay permits before budgeting renovations.
Age-related maintenance
A 1968 build may carry deferred maintenance — factor potential roofing, plumbing, or wiring upgrades into your offer and timeline.
Healthy Homes compliance
If renting the property out, check current insulation and heating against NZ Healthy Homes Standards and budget for any required upgrades.
Chattels and fixtures included
Confirm which fittings, appliances, and outdoor structures are included in the sale price versus excluded by the vendor.
Vendor timeline and motivation
Understanding why the vendor is selling and their preferred settlement date may create room to negotiate on price or conditions.
Flood & Environmental
Epsom sits on elevated volcanic terrain and is not subject to significant flood or coastal hazard risk. Auckland Council's flood viewer confirms no mapped inundation risk for this parcel. The property benefits from full council reticulated water, wastewater, and stormwater infrastructure.
Sale History
Council Information
Land: $1,200,000 · Improvements: $650,000
In line with CV — supported by recent comps
Cash Flow Projection
| Metric | Conservative | Moderate | Optimistic |
|---|---|---|---|
| Weekly rent | $1,050 | $1,150 | $1,250 |
| Vacancy rate | 6% | 4% | 2% |
| Annual gross income | $51,324 | $57,408 | $63,700 |
| Property management | $4,619 | $5,167 | $5,733 |
| Maintenance | $3,593 | $4,019 | $4,459 |
| Insurance | $2,200 | $2,200 | $2,200 |
| Rates | $5,820 | $5,820 | $5,820 |
| Letting fee (1 wk rent) | $1,050 | $1,150 | $1,250 |
| Net Operating Income (NOI) | $35,092 | $40,202 | $45,488 |
| Mortgage payment (interest only) | −$6,413/mo | −$6,413/mo | −$6,413/mo |
| Monthly cash flow after mortgage | −$3,490 | −$3,053 | −$2,626 |
| Cap rate | 1.9% | 2.2% | 2.5% |
| Cash-on-cash return | -11.3% | -9.9% | -8.5% |
| Gross rent multiplier | 36.1x | 32.2x | 29x |
Based on the following assumptions:
Purchase price (CV): $1,850,000
20% deposit: $370,000 · Loan (80%): $1,480,000
Interest rate: 5.2% p.a. interest-only (NZ 1-year fixed ~4.75% + investment property margin) · Monthly mortgage: $6,413
Negative cash flow is normal for premium Auckland suburbs where the investment thesis is capital growth, not yield. For indicative purposes only — seek independent financial advice.
Potential Ownership Costs
The examples below are illustrative, based on the moderate cash flow scenario and the financing assumptions above (20% deposit, 80% interest-only loan at 5.2% p.a.). Actual costs will vary — seek independent mortgage and insurance advice.
Owner Occupier Example
$5,820/yr
$2,200/yr
$4,019/yr
Investment Property Example
Neighborhood Analysis
Nearby Schools
Strengths
- Double grammar zone — Auckland Grammar and Epsom Girls Grammar
- Close to Newmarket and CBD, well-served by bus and rail
- Affluent, low-crime suburb with strong community character
Concerns
- High entry price limits buyer pool to higher-income purchasers
- Special character overlay may restrict certain exterior alterations
- Auckland market softness has dampened short-term price growth
Local Market Data
$1,780,000
Median suburb price
38 days
Avg. days on market
−2.1%
Price movement (12mo)
Epsom remains one of Auckland's most resilient property markets, underpinned by the double grammar zone premium and constrained land supply. Prices have softened marginally in line with national trends but the suburb has historically outperformed Auckland-wide averages over 10-year cycles.
6-Month Outlook
Market stabilisation expected. Falling interest rates will lift buyer confidence and reduce days-on-market from the current 38-day average.
12-Month Outlook
Modest recovery of 4–6% forecast, with the double grammar premium providing a floor on pricing during any sustained downturn.
Recent comparable sales
| Property | Price | Date |
|---|---|---|
| Nearby bungalow, 4bd14 Rangi Rd, EpsomView listing | $1,895,000 | Apr 2026 |
| Character home, 4bd31 Marsden Ave, EpsomView listing | $1,820,000 | Mar 2026 |
| Renovated villa, 3bd7 Gillies Ave, EpsomView listing | $1,750,000 | Feb 2026 |
| Original bungalow, 4bd52 Valley Rd, EpsomView listing | $1,780,000 | Jan 2026 |
These four comparable sales range from $1,750,000 to $1,895,000 and support a fair market value in the $1,780,000–$1,920,000 range — broadly in line with the property's $1,850,000 council valuation. Price per square metre ($9,300–$10,000) is consistent across all four, suggesting the suburb's pricing is well-established with limited room for a significant discount.
Investment Insights
3.0%
Est. gross yield
+165%
Capital growth (10yr est.)
A-
Investment grade
Epsom is one of Auckland's premier investment suburbs, consistently delivering above-average capital growth driven by the double grammar school zone premium and constrained supply. Gross rental yield is modest at 3.0% — in line with premium Auckland suburbs — but long-term capital appreciation is the primary investment thesis here.
Rental Income
$1,050–$1,250
Weekly rent
$58,500
Annual gross
3.0%
Gross yield
Comparable rentals
Healthy Homes Compliance (NZ)
⚠ May require work to meet NZ Healthy Homes Standards
Estimated compliance cost: $3,000–$6,000
Likely requirements
- Ceiling and underfloor insulation may need topping up to meet current R-value requirements
- Heating capacity check for the main living areas — a fixed heater meeting the required output may need installing
- Extractor fans required in the bathroom and kitchen if not already fitted
- Draught stopping around external doors, windows, and unused fireplaces
Rental properties must comply with NZ Healthy Homes Standards — a professional assessment can confirm compliance.
Investment Strategies
Buy & Hold
84Optimal strategy for this property. Epsom has delivered consistent above-average capital growth over multiple cycles with very low vacancy risk.
Key metric: Annual return: 8.1%
BRRRR
62Viable with a targeted $100–140K renovation. Special character overlay may restrict some exterior changes — check council consent requirements.
Key metric: Cash in deal: $210,000
Fix & Flip
58Reasonable margin for a well-executed renovation. Buyer pool is deep for renovated grammar-zone properties, supporting a strong resale price.
Key metric: Est. profit: $120,000 (6.1%)
What each strategy means:
Growth Projections
Conservative scenario
| Year | Property Value | Equity | Annual Cash Flow | Cumulative Cash Flow | Total Return |
|---|---|---|---|---|---|
| Year 1 | $1,942,500 | $462,500 | -$41,880 | -$41,880 | $50,620 |
| Year 2 | $2,039,625 | $559,625 | -$40,850 | -$82,730 | $106,895 |
| Year 3 | $2,141,606 | $661,606 | -$39,790 | -$122,520 | $169,086 |
| Year 4 | $2,248,686 | $768,686 | -$38,700 | -$161,220 | $237,466 |
| Year 5 | $2,361,121 | $881,121 | -$37,580 | -$198,800 | $312,321 |
Moderate scenario
| Year | Property Value | Equity | Annual Cash Flow | Cumulative Cash Flow | Total Return |
|---|---|---|---|---|---|
| Year 1 | $1,942,500 | $462,500 | -$35,552 | -$35,552 | $56,948 |
| Year 2 | $2,039,625 | $559,625 | -$34,310 | -$69,862 | $119,763 |
| Year 3 | $2,141,606 | $661,606 | -$33,031 | -$102,893 | $188,713 |
| Year 4 | $2,248,686 | $768,686 | -$31,712 | -$134,605 | $264,081 |
| Year 5 | $2,361,121 | $881,121 | -$30,355 | -$164,960 | $346,161 |
Optimistic scenario
| Year | Property Value | Equity | Annual Cash Flow | Cumulative Cash Flow | Total Return |
|---|---|---|---|---|---|
| Year 1 | $1,942,500 | $462,500 | -$30,107 | -$30,107 | $62,393 |
| Year 2 | $2,039,625 | $559,625 | -$28,777 | -$58,884 | $130,741 |
| Year 3 | $2,141,606 | $661,606 | -$27,407 | -$86,291 | $205,315 |
| Year 4 | $2,248,686 | $768,686 | -$25,996 | -$112,287 | $286,399 |
| Year 5 | $2,361,121 | $881,121 | -$24,542 | -$136,829 | $374,292 |
What each column means:
Purchase price: CV $1,850,000 · Deposit: $370,000 (20%) · Loan: $1,480,000 at 5.2% interest-only · 3% annual rental growth · 5% annual capital growth (Epsom historical average). These are illustrative scenarios based on the stated assumptions, not forecasts or guarantees of future performance.
Renovation Insights
| Opportunity | Est. Cost | Value Add | Complexity | Best Suited For |
|---|---|---|---|---|
| Kitchen modernisation | $30,000–$55,000 | +$55,000–$90,000 | Medium | Owner occupier, Fix & Flip |
| Bathroom renovation (×2) | $22,000–$38,000 | +$35,000–$55,000 | Medium | Owner occupier, BRRRR |
| Master ensuite addition | $25,000–$40,000 | +$40,000–$65,000 | High | Owner occupier, Fix & Flip |
| Outdoor entertaining area | $25,000–$45,000 | +$35,000–$60,000 | Low | Owner occupier, Buy & Hold |
Estimates are indicative. Obtain quotes from licensed builders before proceeding.
AI Recommendations
Recommendation signal
Conditions appear favourable based on the analysis above
✅ Analysis supports proceeding — conditions appear favourable
A well-located Epsom bungalow in the double grammar zone with strong long-term capital growth, low risk profile, and deep rental demand. The current market softness presents an attractive entry point in one of Auckland's most resilient suburbs.
Estimated market range (based on comparable sales)
$1,780,000 – $1,920,000
Derived from recent comparable sales data. This is not a valuation or financial advice.
Double grammar school zone is a durable, structural premium that consistently supports price floors and rental demand.
Low risk profile — no flood, coastal, or environmental concerns. Clean freehold title.
Strong renovation upside — a $100–150K kitchen, bathroom, and outdoor refresh could add $200–300K in value.
Gross rental yield is modest at ~3% — this is primarily a capital growth play, not a yield play.
Special character overlay applies — confirm with Auckland Council what exterior changes require consent before budgeting renovation.
Key contingencies
- •Subject to satisfactory building and LIM report
- •Subject to solicitor review of title and special character overlay conditions
- •Subject to finance approval at satisfactory interest rate
Next steps
- 1.Engage a licensed building inspector for a pre-purchase inspection
- 2.Request a LIM report from Auckland Council
- 3.Consult a mortgage adviser to confirm pre-approval and optimal structure
Key Buyer Takeaways
Strengths
- Located in the double grammar school zone (Auckland Grammar and Epsom Girls Grammar)
- Clean freehold title with no encumbrances or caveats
- Generous 607 m² section with scope for extension or future redevelopment
- Consistent long-term capital growth — four sales since 2003 each showing strong gains
Risks
- High entry price ($1.85M+) limits the buyer pool to higher-income purchasers
- Gross rental yield is modest at ~3%, well below typical investment benchmarks
- Special character overlay may restrict some exterior renovation work
- 1968-era construction may carry deferred maintenance and Healthy Homes upgrade costs
Suitable Strategies
- Owner-occupier family home — double grammar zone access
- Buy & hold rental — long-term capital growth focus
- Renovate & hold — kitchen and bathroom refresh to lift rental and resale value
- Land value play — large freehold section in a high-demand suburb
Due Diligence Items
- 1.Pre-purchase building inspection — check for weathertightness and age-related wear
- 2.LIM report — review consent history and special character overlay conditions
- 3.Confirm Healthy Homes compliance status and any upgrade costs if renting
- 4.Solicitor review of title and any covenants from the original subdivision
Disclaimer: This is a sample report using fictional data for illustrative purposes only. Real reports are based on publicly available data current at the date of issue. Reports do not constitute legal, financial, or professional property advice.
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