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Browns Bay Property Management Team

#4 Property Management Team, to end March 2024

#3 Property Management Team, 6 months ending September 2023

Top Medium Property Management Office, North Shore Region, 6 months ending September 2023

Nikki Gallichan Head of Property Management 027 436 0874

Amanda Chue

Senior Property Manager 027 836 4913

Anna Gibbons

Senior Property Manager 027 431 9461

Vivienne Shen Property Manager 027 628 7919

Kate Shirley Property Management Assistant 027 590 6061

Hello

Welcome to the March/April 2026 edition of our RENT – Property Management magazine from the Browns Bay branch team. Inside you will find the latest property management market data for the areas across Auckland, along with tips and information about our Property Management services.

As one of the company’s most established branches, Barfoot & Thompson Browns Bay proactively supports the local community and charities, whilst providing an exceptional service for real estate.

The Property Management team at Browns Bay works cohesively and we pride ourselves in delivering an exceptional service to both landlords and tenants.

Our stress-free property management service is all inclusive at a very competitive fee with no additional costs or hidden charges. With experience in all aspects of the job - finding tenants, collecting rent, carrying out maintenance and conducting rent reviews to maximise your return - the team manages a growing portfolio of over 380 properties and would love to add yours.

Nikki Gallichan, Head of Property Management, has worked in property management since 2012 and has found her calling in an industry where no two days are the same. She loves the constant variety and challenges it provides, but says it’s the people who make the job so rewarding.

Nikki has lived in the Bays for the majority of her life and has a great appreciation for the area. Like many of the tenants who choose to live locally, Nikki loves being just one kilometre walk in either direction from its beaches.

Having gained the respect and loyalty of many landlords and tenants in the area, you can be assured that Nikki has the skill and the knowledge to help you too. Call or email today to discuss how they can help you manage your assets and investments.

Nikki Gallichan and the Browns Bay Property Management Team.

Latest News

February’s Monthly Rental Market Update

March 2026

The rental market is getting busier, but not more expensive, says Barfoot & Thompson.

The agency’s latest insights from Auckland, Northland and Bay of Plenty show renter activity continued to build during February, marking the third consecutive month of rising demand since a surge in December 2025.

Barfoot & Thompson fielded 32,749 enquiries from renters during February, up 6.2% on January (30,850), and up 35.5% on the same month last year (24,169).

Applications for properties also increased to 4,349, up 6.7% on January, and 27.8% year-on-year.

Despite the continued lift in activity, rents remained largely flat.

In Auckland, the average rent in February was $696.92, less than a dollar from the three-month average and just 0.7% higher than a year ago ($692.38). Average rents across Northland and Bay of Plenty moved under 0.2% between January and February.

“This dynamic, between rising demand and flat rents, points to the continuation of a pricesensitive renters’ market,” says Anil Anna, General Manager Property Management at Barfoot & Thompson.

“Competition remains strongest among landlords to attract or retain quality tenants.

“With renters becoming more price-conscious, the first few weeks of a listing are critical. Landlords who aren’t pragmatic about their pricing risk having their properties languish on the market, while more competitive options are rented almost immediately.”

Barfoot & Thompson says some of February’s activity appears to have been driven by renters seeking a better deal.

“It is not uncommon for our property managers to meet people at viewings who are getting back in the market after a rent increase at their current home, actively looking for a better-priced property.

“Some of our Northland branches are also seeing more enquiries

from people moving out of Auckland, potentially in search of lower housing costs or lifestyle changes.”

Anil says the lift in activity is beginning to absorb higher stock levels in some areas, though conditions still varied across the region.

“For example, stock is tighter in areas like the North Shore and City Centre, where demand is strong, including from students returning to the rental market. Meanwhile, other areas of Auckland, including the Eastern Suburbs, continue to have ample supply, particularly of new builds following periods of heavy development.”

Anil Anna Property Management General Manager

Rental demand rises for third consecutive month

Auckland Region Rental Summary

Market Facts and Figures

AUCKLAND REGION AVERAGES

Central

Franklin/Manukau Rural

North Shore

February 2026

North Shore (continued)

South Auckland

Pakuranga/Howick

West Auckland

Source: Barfoot & Thompson analysis of its tenancies for the period noted and its sales over the last six months for three bedroom properties. Gross yield calculated using average sales price and average rental per week for three bedroom properties. Suburbs with less than four tenancies or four sales for three bedroom properties with Barfoot & Thompson are not included.

Are you a First Time Landlord?

Top Tips

Why work with a Barfoot & Thompson Property Manager to take care of your rental investment?

We have been discussing the steps involved in finding the right tenant, preparing your property for rent and how to manage the risks of being a Landlord. We’re exploring the things you need to consider before you become a landlord.

Remember we have more information and a range of videos to help whether you are buying, selling or renting.

Find out more about our Property Management Service here:

barfoot.co.nz/landlords/ how-we-help-landlords

Are

you aware of all the regulations, legislation and laws

related to rental property?

As a landlord, it’s important to understand the often-complex legislative changes regarding rental properties and ensure that you are kept up to date on these. You will need to certify that your rental property is up to code, and make sure your paperwork and processes are in line with the law.

How much experience do you have in property management?

The learning curve for property management can be steep, and if you are a new landlord just starting out, learning as you go can potentially be an expensive exercise. You’ll need to think about the not insignificant personal investment, time and effort in building your knowledge of property management, whether through books, courses, mentors, etc.

Do you have the time necessary for property management?

Keeping accurate records, carrying out maintenance, finding and managing tenants, performing inspections, being on-call for enquiries from tenants, and making potential trips to the Tenancy Tribunal are all activities that can potentially cut into your days, nights and weekends. You’ll also need to factor in arranging time off work if something needs to be dealt with during business hours.

Are you prepared to sacrifice your free time to ensure that your rental property is running smoothly, and is it worth the effort and cost to you (i.e. taking leave from your job, or time spent with family)?

Do you live near your rental property?

Consider how easy it is for you to get to the property from where you live, as living further away will involve more time, cost and hassle when carrying out maintenance, performing inspections, meeting with tenants etc. As a landlord, you will be on call 24/7 to your tenants should they need to speak to you, as well as neighbours who may have concerns about your tenants’ behaviour - is this something you are comfortable with and able to fit into your lifestyle?

It’s also important to remember that when you go on holiday, if you are outside New Zealand for more than 21 consecutive days, it is legally required that you appoint an agent to manage your rental property in your absence as stated under Section 16A of the Residential Tenancies Act 1986, the non-compliance of it may cause the risk of a penalty.

For more information, or a free appraisal, please don’t hesitate to get in touch. Find Our Property Managers here

Will you be able to keep a professional distance from your tenants?

Property management is different from other types of investment in that it has a face, with real implications for the people who are living in your property.

If you get too friendly with your tenants, it can make it difficult for you to be firm on what is expected of them - e.g. rent payments on time, rent increases in line with market rates, and the treatment of your property.

When issues arise, do you think you could be the “bad cop” who chases down rent, listens to excuses, and if necessary, evict a family or a person who has genuinely fallen on hard times?

All these issues can take time out of your already busy day and when you are not experienced in dealing with them it can take even longer.

Our professional Property Managers can be the ‘man in the middle’ you need to keep you at an arm’s length from your tenants whether you know them well or not.

Auckland Suburbs

Market Data

The following pages show a summary of rental market data for suburbs across Auckland for the last six months, as sourced from the Ministry of Business, Innovation & Employment NZ - Tenancy Services for the period shown.

Please do not hesitate to contact any of our Property Management team if you would like more information, we would be delighted to help you with your Real Estate needs.

*The data shown on this page is sourced from the Ministry of Business, Innovation & Employment NZ - Tenancy Services for the period shown. Summary totals include averages for some types of property not shown. The market rent information comes from bond data. The results may not be a true indication of the rental market, as they only reflect properties where bonds have been lodged in the previous 6 months. More information is available at https://www.tenancy.govt.nz/ rent-bond-and-bills/market-rent/market-rent-explained.

Market rent in Albany

Market rent in Birkenhead

Market rent in Castor Bay

Market rent in Greenhithe

Market rent in Herne Bay

Market rent in Mairangi Bay

Market rent in Milford

Market rent in Mt Wellington

Market rent in Northcote

APARTMENT/FLAT

Market rent in Point Chevalier

Market rent in Rothesay Bay

How We Help Landlords?

Top Tips

As an investor, you want to know your rental property is in safe hands. That's where Barfoot & Thompson comes in.

Remember we have more information and a range of videos to help whether you are buying, selling or renting. Find out more about our Property Management Service here: barfoot.co.nz/landlords/ how-we-help-landlords

“The industry is dynamic and it is evolving. Our average tenancy is now almost two years, and changes in legislation mean that poor management can not only affect your revenue, it can affect people’s lives. With our knowledge of both the industry and the rental market in Auckland, Northland and the Bay of Plenty, we are committed to providing a consistent and reliable service to investors and the people renting our properties.”

Anil Anna, General Manager — Property Management, Barfoot & Thompson

Stress-free property management

Owning a rental property can provide outstanding returns over time, but can also be a time consuming and stressful business.

From screening tenants, to negotiating rent increases and getting calls about blocked sinks, you know what a hassle it can be. But when you leave the hassle to someone else, you want to be confident that your property is being well looked after.

Our team of dedicated property managers removes the stress of maintaining your investment. We’ll find the right tenants, collect and review rent, arrange maintenance and more — all for a very competitive agreed rate.

Managing over 21,000 properties across Auckland, Northland and the Bay of Plenty, we have our finger on the pulse of the latest rental rates and access to quality tenants.

By choosing a company awarded Best Lettings/ Rentals Agency Asia Pacific 2025, you can be sure your property is in safe hands.

Full property management service

Our services

The best thing we offer is peace of mind, but we have a range of other great services too! Whether you have a single rental property or a full investment portfolio, Barfoot & Thompson Property Management has a service to suit your needs. We also offer body corporate and commercial property management services for your investment.

If you’d like us to take all of the stress off your hands, go for our full property management service.

This includes:

• An online marketing campaign for your property, including free listing on barfoot. co.nz, realestate.co.nz, trademe.co.nz/ property, oneroof.co.nz. homes.co.nz and hougarden.com.

• Automated booking system for prospective tenants to streamline the viewing of your property and 24/7 response to inquiries.

• Credit and reference checks.

• Interviewing and rigorous screening of suitable prospective tenants and completion of residential tenancy agreement.

• Bond lodgement with the Bond Centre.

• Income collection and reporting.

• Thorough inspections of your property, including an initial inspection with your new tenant, regular follow up inspections at a pre-arranged frequency, and a final inspection before the tenant moves out.

• Arrangement of property repairs and maintenance, including advice and assistance on the best way to rectify any damages, deal with tenants, and approach the Tenancy Tribunal if required.

• Access to vetted professional tradespeople.

• Advice on current market conditions and rental rates as well as regular rent reviews.

• Guidance around changes in legislation to ensure your property meets the required standard.

• Dispute resolution on your behalf.

• Access to the latest technology (such as our trust account management system) to ensure your money is safe at all times.

• Landlord and tenant portals.

Why choose us?

Why use a property manager?

Apart from the time and hassle it takes to find tenants and arrange repairs and maintenance, there’s a lot of legislation to understand and processes to follow - especially if a dispute with tenants arises. By using a property manager, you can be sure that an expert is looking after your investment - so when issues arise they are managed quickly and effectively.

Why choose Barfoot & Thompson?

As an investor, you want to know your rental property is in safe hands. You have the strength of upper North Island’s largest and most trusted real estate company behind you and peace of mind that property management experts are protecting your investment.

The power of Barfoot & Thompson

Barfoot & Thompson is New Zealand’s largest privately-owned real estate company — still run by the Barfoot and Thompson families after more than 100 years.

We manage over 21,000 rental properties and with dedicated property managers in over 63 branches, we have the experience and scale to help you.

Knowledge, experience and service

We have rigorous and compulsory training for all staff, as well as an in-house legal advisor at the ready.

We know the property market inside-out, including the intricate legislation and legalities behind property investment. We provide you with the highest quality advice so you understand the obligations, responsibilities and rights for you as a landlord and for your tenants.

The right tenants, the right rent

Our wide-reaching network, rigorous selection process and market knowledge ensures you’ll get the right tenant and be paid the right rent for your property. We conduct regular rent reviews, so you’ll see an increase in rent to match any changes in the market. And with our large tenant portfolio, we’ll do our best to ensure your property is always occupied.

You can trust that your money is in good hands

Handling of your rental funds is managed through our Support Centre accounting department. Unlike many other property management companies, all money collected on your behalf is held in an audited trust account so you know where it is at any time.

Branch-based managers means local knowledge and help when you need it

Since our property management teams are based in over 63 branches across Auckland, Northland and the Bay of Plenty, they understand your local market and have access to a wide portfolio of tenants. This branch-based structure means they are often close to your property and can promptly deal with any issues that may arise. Each of our branches is structured in a way that enables us to provide the best service for our clients and with our unique ‘relieving management team’ you can be assured that your biggest asset is never left unattended.

We work hard for you

From the very beginning, we work hard to ensure your investment is well looked after. Here’s an overview of what you can expect when you choose to work with our expert team.

Initial consultation. We identify the management service that meets your needs and we will help you complete all the paperwork needed.

Account activation. We set up your account in our management system. This includes all the details for your property. All future quotes, repairs, maintenance and information associated with your property will be linked to this account and can be sent to you easily whenever you require it.

Compliance. We will work with you to ensure that your property meets tenancy law requirements, including the healthy homes regulations, smoke alarms, and insulation. We can arrange any work required through our network of approved contractors.

Marketing. We organise all the marketing for your property (in line with your agreed marketing strategy and budget). This can include advertising copy, signboards and photography.

Finding tenants. To locate quality tenants, we organise online advertisements on: barfoot. co.nz, realestate.co.nz, trademe.co.nz/property, oneroof.co.nz, homes.co.nz and hougarden.com

Property viewings. We conduct viewings of your property by appointment on your behalf. Our Book-A-Viewing system helps us manage these efficiently for you. Ask us for more information and feedback received after the viewings. Tenant applications. We know that the success of your investment lies in finding you a quality tenant. We thoroughly check every tenant that applies to rent your property in alignment with the Privacy Act 2020.

This includes looking at:

• confirmation of employment

• past rental history

• background and credit checks

• tenancy tribunal checks

• personal and previous landlord reference checks

Approval. Once we’ve screened our shortlisted applicants, we present these applications to you so that you can make an informed decision and

select the most suitable tenant for your property. Everyone is different and you may or may not want to be involved in this part of the process; the decision is yours.

Notification. Once an appropriate tenant has been selected, we promptly notify them of the decision to avoid losing them to another rental property.

Preparation. We organise all relevant tenancy paperwork, collect initial move in costs (rent in advance and bond) and arrange for lodgement of the bond with the Bond Centre. If your property is vacant or a tenant is vacating, we arrange cleaning if required. The state of the property and all chattels is documented and we arrange any necessary maintenance.

Pre-inspection. We complete a full inspection of your property, including obtaining water readings and body corporate information (if applicable). Hand over. Once a full inspection is completed and recorded, we meet and hand over keys to your new tenant on commencement date.

Receiving rent and bond payments. Unlike many property management companies, we collect rental funds from your tenants and hold them in an audited trust account, so you know where your money is at any time. Inspections and maintenance are booked in at regular intervals.

FAQs

How

From the very beginning, we work hard to ensure your investment is well looked after. Here’s an overview of what you can expect when you choose to work with our expert team.

much will your service cost me?

Barfoot & Thompson charges a fee of 8.5 percent + GST (9.5 percent + GST if the property is furnished) of rent collected and any repairs, maintenance, and renovations carried out, or invoices paid on your behalf. These costs may be tax-deductible.

How

often will you pay me?

We pay you monthly or twice a month, whichever you prefer, by directly crediting funds into your account. A comprehensive monthly statement detailing funds collected and disbursed on your behalf can be posted or emailed to you anywhere in the world. Invoice copies of accounts paid are included. We also have a Landlord portal for inspections and statements.

Do you collect a bond?

Yes. The Residential Tenancies Act requires that no more than four weeks bond be collected. Unless otherwise agreed, Barfoot & Thompson considers two weeks to be the minimum that should be paid. The bond is paid before the tenant takes possession and held by the Bond Centre until the tenant vacates. Will my property have a rent increase?

We will remind you when a standard rent review is due (every 12 months) and recommend whether a rent increase is justified in line with market rent. We take care of sending out the relevant notices to ensure the rent increase takes effect according to the legal timeframe.

Does Barfoot & Thompson guarantee me for any loss of rent?

No. But there are insurance companies that might be able to assist.

What if my tenant doesn’t pay the rent?

Barfoot & Thompson rent collection is computer monitored, enabling us to act very quickly when a rental payment is missed. The debt recovery process commences immediately. While we take every possible action to resolve the matter, in some cases it may be necessary to take the tenant through

the mediation process or to the Tenancy Tribunal. If this is the case, you will not be charged for our time.

I will be moving overseas - can you handle all repairs?

Yes. Our property managers use a range of contractors who are highly skilled, competitively priced and quick to respond to our calls. If you have a preference for any particular tradesperson we would be pleased to accommodate this. We vet them all for insurances.

Legally, if you are overseas for 21 days or more, you are required to appoint someone to manage your property.

How often will you inspect my property?

Inspections are carried out on a regular basis. The frequency should be discussed with your property manager at the commencement of the management. Be sure to check what your insurance policy states as well, as they do generally have a set frequency. Pass this onto your property manager and we will set it at what is required.

If no set frequency is required, we will inspect your property a minimum of twice a year.

Can you help with an appraisal if I want to sell my property?

Your property manager can arrange with any of our experienced sales staff to have the property appraised and then listed for sale. This can be a very delicate situation and it is important that it’s handled professionally and efficiently. It is our job to ensure you and your tenants’ interests are protected. Your property manager will be happy to walk you through the process at any time.

Do you offer a Body Corporate service?

Yes, we offer full body corporate services. Ask our property managers for more details.

Do you offer commercial property management services?

Yes, we offer comprehensive property management services for commercial investments. Ask our property managers for more details.

Meet the Team

Branch

027 485 4446

I enjoy my job with a passion and am extremely proud to manage the Browns Bay team. It is a career choice that I take very seriously and am always mindful that good business today can lead to many further opportunities tomorrow.

I am determined to deliver excellent client service and the Browns Bay team share this aim.

I have been able to integrate the variety of experiences and skills gained from my previous roles within the Health Service and retail sales in the UK to my role within Barfoot & Thompson. Since being appointed branch manager in 2007, I have developed my multinational team of real estate to focus on top quality service.

I am a firm believer in having a healthy working culture in the office. Despite this being a sales focused industry, my team have the freedom to develop their individual talents within a competitive framework to fully meet the needs of all clients.

Please feel free to contact me. I will always make myself available for personal assistance.