Renovate Auckland

Tāmaki Makaurau · 246 suburbs · 21 local boards

Renovating in Auckland: all 246 suburbs

One page per suburb, joining four separately published datasets: the Unitary Plan base-zone mix, whether a Special Character Area or historic heritage overlay reaches into the suburb, the local board’s dwelling alteration consent market, and the median rent. Each page says what it cannot tell you as clearly as what it can.

246
Auckland suburbs, each built from its statistical areas. 29 of them are published but not submitted for indexing, because the data for them is thin and padding it would be worse than admitting it.

Stats NZ Statistical Area 2 (2018) boundaries and local board areas · 2026-07-30

The renovation market

A 6.5× spread across 21 local boards

The Auckland average declared value per dwelling alteration consent is $163,752. Waitematā averages $358,178; Papakura averages $55,067. That is a real difference in the kind of work being consented, not a ranking of builders.

Dwelling alteration consents by Auckland local board, twelve months to May 2026
Local boardDeclared valueConsentsAverageSuburbs here
Waitematā$126.44m353$358,17820
Albert-Eden$112.21m346$324,29419
Ōrākei$98.33m429$229,21813
Devonport-Takapuna$56.09m273$205,47510
Waiheke$20.11m105$191,5671
Māngere-Ōtāhuhu$11.37m83$136,97310
Rodney$52.29m391$133,7428
Kaipātiki$37.24m287$129,75210
Ōtara-Papatoetoe$8.94m72$124,1848
Hibiscus and Bays$44.79m374$119,76919
Howick$28.65m256$111,92823
Upper Harbour$14.71m138$106,56311
Manurewa$8.99m85$105,79314
Whau$14.22m148$96,0829
Maungakiekie-Tāmaki$11.68m135$86,51412
Franklin$26.47m308$85,94015
Puketāpapa$8.44m104$81,1898
Henderson-Massey$12.85m179$71,81121
Waitākere Ranges$14.4m210$68,5705
Aotea/Great Barrier$225,0004$56,2500
Papakura$3.85m70$55,06710

Declared value is the applicant’s own estimate of build cost at consent time. It excludes land and is inconsistent in GST treatment between applicants. Aotea/Great Barrier has no suburb in this site’s 246-suburb index, which is why its suburb count is zero.

Stats NZ — Building consents issued — Auckland local boards, May 2026 release · May 2026

A–Z

All 246 suburbs

Median weekly rent, whether a special character overlay reaches the suburb, and new dwellings consented in the last twelve months.

A

B

C

D

E

F

G

H

K

L

M

N

O

  • One Tree Hill
    $750/wk · character overlay · 17 new dwellings
  • Onehunga
    $611/wk · character overlay · 48 new dwellings
  • Opaheke
    $615/wk · 160 new dwellings
  • Ōrākei
    $913/wk · 27 new dwellings
  • Oranga
    $670/wk · 47 new dwellings
  • Orewa
    $726/wk · 20 new dwellings
  • Ormiston
    $639/wk · 81 new dwellings
  • Ostend
    $730/wk · 4 new dwellings
  • Ōtāhuhu
    $466/wk · character overlay · 150 new dwellings
  • Ōtara
    $619/wk · 68 new dwellings
  • Oteha
    $722/wk · 13 new dwellings
  • Owairaka
    $637/wk · character overlay · 151 new dwellings

P

Q

R

S

T

U

V

W

Rent: MBIE (Tenancy Services) rental bond data, Q1 2026 · new dwellings: Stats NZ — New dwellings consented by statistical area 2, May 2026 · overlays: Source: Plans and Places, Auckland Council (Unitary Plan overlays).

Suburb names are reproduced as published by Stats NZ, which records these statistical-area names without macrons. Where a macron is evidenced by the local board name in the same release it has been restored; no other spelling has been altered. Local board names carry their macrons from the source.

By local board

Grouped by local board

The local board is the geography the alterations consent data is published at, so it is the geography the cost question can honestly be answered at.

Waitematā

$358,178 average per alteration consent · 353 consents · rank 1 of 21

Albert-Eden

$324,294 average per alteration consent · 346 consents · rank 2 of 21

Ōrākei

$229,218 average per alteration consent · 429 consents · rank 3 of 21

Devonport-Takapuna

$205,475 average per alteration consent · 273 consents · rank 4 of 21

Waiheke

$191,567 average per alteration consent · 105 consents · rank 5 of 21

Māngere-Ōtāhuhu

$136,973 average per alteration consent · 83 consents · rank 6 of 21

Rodney

$133,742 average per alteration consent · 391 consents · rank 7 of 21

Kaipātiki

$129,752 average per alteration consent · 287 consents · rank 8 of 21

Ōtara-Papatoetoe

$124,184 average per alteration consent · 72 consents · rank 9 of 21

Hibiscus and Bays

$119,769 average per alteration consent · 374 consents · rank 10 of 21

Howick

$111,928 average per alteration consent · 256 consents · rank 11 of 21

Upper Harbour

$106,563 average per alteration consent · 138 consents · rank 12 of 21

Manurewa

$105,793 average per alteration consent · 85 consents · rank 13 of 21

Whau

$96,082 average per alteration consent · 148 consents · rank 14 of 21

Maungakiekie-Tāmaki

$86,514 average per alteration consent · 135 consents · rank 15 of 21

Franklin

$85,940 average per alteration consent · 308 consents · rank 16 of 21

Puketāpapa

$81,189 average per alteration consent · 104 consents · rank 17 of 21

Henderson-Massey

$71,811 average per alteration consent · 179 consents · rank 18 of 21

Waitākere Ranges

$68,570 average per alteration consent · 210 consents · rank 19 of 21

Papakura

$55,067 average per alteration consent · 70 consents · rank 21 of 21

By zoning

Grouped by the derived zoning bucket

The bucket is derived from the sampled base-zone mix in each suburb — the dominant residential zone where there is one, otherwise the honest answer that there is not. It is a description of the map, not of your section.

Suburbs by derived zoning bucket
BucketSuburbs
Single House — most constrained28
Mixed Housing Suburban — the Auckland default79
Mixed Housing Urban — intensifiable65
Terrace Housing & Apartment — highest intensity11
Mixed zoning, no single dominant zone23
Predominantly business-zoned16
Rural and large-lot19
Future Urban — greenfield, staged5

Auckland Council Unitary Plan base zones (CC BY 4.0) · 2026-07-30

Single House — most constrained

Mixed Housing Suburban — the Auckland default

Mixed Housing Urban — intensifiable

Terrace Housing & Apartment — highest intensity

Mixed zoning, no single dominant zone

Predominantly business-zoned

Rural and large-lot

Future Urban — greenfield, staged

The caveat that applies to every page here

This is the published map and the published rules. It is not your property.

Questions people actually ask

Why is there a page for every suburb?

Because the four things that decide a renovation in Auckland — the base zone, whether a special character or heritage overlay reaches the site, what alteration consents nearby are being valued at, and how much building is already going on — vary by suburb and are published separately. The pages join them up. They do not repeat one paragraph 246 times with the name swapped.

Why are some suburb pages not indexed?

29 of the 246 carry little beyond their zone mix and their local board average — no special character overlay, and limited new-dwelling or rental-sample depth. Those pages are published and linked from this index, but they are marked noindex rather than padded out with generated prose. A thin page that exists is honest; a thin page dressed up as a substantial one is not.

Can I use this to find out what applies to my property?

No. Every zoning and overlay figure here describes the published map at suburb level. Zone boundaries do not follow fence lines, overlays are recorded to a scale, and property files carry conditions no map shows. Only Auckland Council can tell you what applies to your address. Use these pages to know what to ask.

Why is renovation cost reported by local board and not by suburb?

Because that is the finest geography Stats NZ publishes it at. New dwellings are released by statistical area, which rolls up to suburb. Dwelling alterations are released by local board and no finer. Reporting a suburb-level renovation cost would mean inventing one, so the suburb pages carry their board’s figure and label it as the board’s.