Barfoot & Thompson - Property Management Epsom

Epsom Property Management Team

Shelley Erceg

of Property Management 021 928 961

Alex Elton

Manager 021 942 067

Manager 027 298 5079

027 466 0686

027 406 5938

Susan Harding

021 918 221

022 190 8866

027 406 5937

021 901 814

Manager 021 761 384

Hello

Welcome to the November/December edition of our RENT – Property Management magazine from the Epsom 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.

I joined the Epsom branch of Barfoot & Thompson in 2000. Having worked in sales administration and as the Sales Manager of a successful sales team I bring a wealth of knowledge to the position as Property Manager.

Customer service is an important part of the Property Management Service offered by the Barfoot & Thompson Epsom team. We are focussed on delivering outstanding and professional service to all of our customers and clients.

With an approachable attitude, my style of management is to be effective in communication, to deliver results and to always understand what people need.

At Barfoot & Thompson Epsom, our multi-lingual team is dynamic, diverse and driven. We work closely together to deliver exceptional service with commitment, depth of knowledge and expertise.

Call in and see me at the Epsom office or give myself or the team a call.

We would be delighted to help with your investing and Property Management needs.

Shelley Erceg and the Epsom Property Management Team

October’s Monthly Rental Market Update Latest News

More properties, sharper prices for Auckland renters

November 2025

Auckland renters are heading into summer with more properties and sharper prices to choose from.

The average weekly rent at the end of October was $695.05, virtually unchanged from September, being down just 18 cents. Compared to October a year ago, Auckland’s average weekly rent moved less than 1%, increasing by $5.22.

“This is the smallest annual movement in average weekly rent we’ve observed in October in the past 10 years,” says Anil Anna, the General Manager of Property Management for Barfoot & Thompson.

“By comparison, the average yearon-year October price movement has ranged from as low as $8.91 between 2019 and 2020, which captured the first month following a six-month rent freeze due to Covid, to as high as $28.92 between 2023 and 2024.”

The figures are based on weekly rents paid across the more than 17,500 residential properties managed by the company around the Auckland region, covering both existing and new tenancies to reflect the full spectrum of market pricing.

Anil says that sitting behind the stable rent figures is a very competitive pricing environment, with a long period of

subdued demand coupled with good supply putting downward pressure on rents.

“Since May 2024, we’ve recorded a steady trend of between 30% and 40% of properties being rented for less than their original listing price. This continued at 36% in October 2025.

“This means around a third of landlords are shifting their listing prices down to meet the market. Those renewing tenancies are also tending to keep rents the same, and in some very competitive areas, even lowering rents to maintain a tenancy.

He says generally, areas with particularly high levels of stock are under more price pressure, as are large 4 and 5+ bedroom homes, terraced properties and apartments.

“This shows, again, how critical price is for renter decision-making in the current climate, and the need for more landlords to list within those expectations and constraints.”

Renter enquiry levels and viewings lifted in October, however, likely driven by the return of warm sunny weather and the appeal of the wider selection of homes and sharper pricing on offer.

“October was our third busiest month for enquiries in 2025. While we are still some way off the October 2023 peak of more than 31,700 enquiries, it’s

enough to see this interest flow through in increased viewings and applications as well.”

The agency rented 675 properties in October, up 13.8% on September, while viewings climbed 11.5% and applications rose 8%. There were 855 rental properties listed at the end of October, up around 7% on the previous 3-month rolling average.

By property size, the average price for a typical three-bedroom home in Auckland – the size making up the largest proportion of stock – remained hovering below the $700 mark, at $699.87.

By location, modest increases were seen on the North Shore (1.9%), Rodney (1.7%), and South Auckland (1.4%), while Central Auckland, Central West and Pakuranga/Howick recorded small declines (between -1.75% and -0.1% respectively).

Anil Anna Property Management General Manager

Auckland Region Rental Summary

October 2025

Market Facts and Figures

AUCKLAND AVERAGE

AUCKLAND REGION AVERAGES

Central Auckland

Central Auckland East

Eastern Suburbs

Franklin/Manukau Rural

North Shore

North Shore (continued)

South Auckland

Pakuranga/Howick

3.44%

3.54%

2.85%

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.

THE DIFFERENCE A PROFESSIONAL PROPERTY MANAGER CAN MAKE

If you’re a landlord, then you already know that the role comes with its fair share of responsibility.

Keeping tenants happy, staying on top of rent, maintaining your property, resolving issues and adhering to current legislation can sometimes feel like a fulltime job.

Of course living in a country of DIY Kiwis, we love to do it ourselves. But as tenancy law becomes increasingly complex, and the regulations mount up, more and more investors are turning to professional Property Managers to give them a hand.

“Paying a Property Manager is something that tends to pay off in the long run,” says Stephen Dallow, who's the Training and Recruitment Manager at Barfoot & Thompson, and Host of the Property Matters podcast. “For starters it takes the stress and personalities out of the mix. It is very hard for private landlords to have the tough conversations about overdue rent for example, or damages to the property.”

“Importantly too,” Stephen adds, “the legal situation can get incredibly costly if you’re not on top of it. A professional Property Manager knows the law, they know both a tenant’s and a landlord’s rights, and can always act within the law.”

This topic was also touched on by Monique Barker, who is the Head of Property

Management at Barfoot & Thompson Takapuna, in one of Stephen’s podcasts.

“The penalties can be steep if you don’t get it right in this environment” she says. “And since 2021, when there were over 90 amendments made to the Tenancy Act, it has been getting harder and harder for private landlords to stay up to date with the legislation.”

“Having a professional Property Manager on board can take away the stress,” Monique adds. “There is no need to worry about making decisions that are incorrect. We know the legislation and we have the experience - we would’ve been through similar situations before, so we also know the best approach to take.”

“The other thing is, because we run such thorough background checks, and find good quality tenants in the first instance, legal issues are largely avoided.”

“Something else to note,” Monique says “is that tenants actually prefer the safety of

renting through a professional company, rather than a private landlord. It offers them the reassurance that the house they are living in is up to standard - meeting all the Healthy Home requirements - it's warm and dry as well, and that they are being looked after in line with the law.”

“One of the best things about having a Property Manager,” Monique adds “is if there’s a hot water cylinder leak in the middle of the night, or an urgent after-hours maintenance emergency, we’re the ones on call and we know how to take care of it!”

Karen Rodie, Senior Property Manager at Barfoot & Thompson Remuera branch agrees.

“Our landlords and tenants benefit from the wonderful network of suppliers we have. These are trusted relationships with quality tradespeople, and we give them regular work, so the price is good and often our jobs are given priority.”

“We know what’s required when things go wrong, but we also know how to keep things going right” Karen adds. “Our service includes property inspections every three months – often saving our landlords money as it prevents small jobs from becoming big ones. And we conduct regular rent reviews, on an annual basis, to help ensure our landlords are getting the return they should.”

“We also have a zero tolerance for rent arrears,” says Karen “with strict procedures in place to make sure things don’t fall behind.”

Referring back to Stephen, when asked what landlords should look for in a Property Manager, he says “you need someone who is local. Someone who can drive past your property and keep an eye on it. That being said, our branches also manage entire

portfolios, regardless of where the properties are, so there’s one person and one point of contact. Either way, it’s important that they have a good eye for detail, and the backing of a great company to support them.”

“Barfoot & Thompson is all that,” he adds. “We manage over 19,000 tenancies across Auckland and Northland, so we have a wealth of experience and great resources at our fingertips. Our fee is all-inclusive, and it covers a huge list of services, from all the legal expertise through to the advertising, letting, checks, rent collection, reviews and inspections – you name it.”

Monique chips in by saying “experience, attitude and communication are important when you’re choosing a Property Manager. You need to find the right fit. It’s all about building a relationship and rapport, so you can trust them to make sound decisions on your behalf. A good Property Manager is absolutely worth their weight in gold.”

To find out more about Barfoot & Thompson’s industry-leading Property Management services, get in touch with your local team.

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 Glen Innes

Market rent in Greenhithe

Market rent in Herne Bay

Market rent in Mairangi Bay

Market

in Mangere

Market rent in Milford

Market rent in Mt Wellington

Market rent in Northcote

Market rent in Orakei

APARTMENT/FLAT

Market rent in Point Chevalier

Market rent in Rothesay Bay

Market rent in St Johns

HOW WE HELP LANDLORDS

Stress-free property management?

No worries.

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

From screening tenants, 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.

That is where Barfoot & Thompson’s Property Management team comes in.

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 15,500 properties across Auckland and Northland, we have our finger on the pulse of the latest rental rates and access to quality tenants. By choosing a company awarded Best International Lettings Agency 2017/18, you can be sure your property is in safe hands.

“The industry is dynamic and it is evolving. We are seeing high immigration levels impacting the market. Our average tenancy is now almost 2 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 and Northland, we are committed to providing consistent and reliable service to investors and the people renting our properties.”

Kiri Barfoot

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.

Full property management service

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 and trademe.co.nz

• 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.

• Dispute resolution on your behalf.

• 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 inspect1on 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 professional tradespeople at reduced costs.

• 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.

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

Cost: A competitive fee of 8.5% + GST (9.5-% + GST if the property is furnished) of all money collected and any repairs and maintenance we carry out on your behalf. The fee is usually tax deductible. Extra costs may apply for credit checks and marketing upgrades.

Cost: A competitive fee of 8.5% + GST (9.5-% + GST if the property is furnished) of all money collected and any repairs and maintenance we carry out on your behalf. The fee is usually tax deductible. Extra costs may apply for credit checks and marketing upgrades.

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 investmentso 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. By choosing us, you’re choosing a company that has been awarded Best International Lettings Agency 2017/18. You’ll have the strength of Auckland’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 90 years.

We manage over 15,500 rental properties and with dedicated property managers in over 60 branches, we have the experience and scale to help you.

Knowledge, experience and service

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.

Leaders in our market

We’re committed to being the best real estate agency around. We are thrilled to be recognised nationally and internationally for providing outstanding service including being awarded Best International Lettings Agency 2017/18.

• International Property Awards

• Best International Lettings Agency 2017/18

Best Real Estate Agency Asia Pacific - 2 years running

• Best Real Estate Agency Marketing Asia Pacific 2017/18

• REINZ Large Real Estate Agency of the Year

- All Disciplines 2017

It doesn’t cost as much as think

Our complete service comes at a very competitive property management fee of 8.5% + GST or 9.5% + GST if your property is furnished, of all monies collected and any repairs or maintenance carried out on your behalf. There are no additional charges for inspections, representation at dispute resolutions or when your property is vacant. (N. B. There may be fees for credit checks, additional inspections or marketing upgrades).

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 will 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 head office 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.

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 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.

Marketing

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

Finding tenants

To locate quality tenants, we organise online advertisements on barfoot.co.nz, realestate.co.nz, and trademe.co.nz. This service is free of charge for you.

Property viewings

We conduct viewings of your property by appointment on your behalf. Our Book-AViewing system helps us manage these efficiently for you. Ask us for more information.

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. This includes looking at employment references, past rental history, credit checks, tenancy tribunal checks and proof of income.

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 final paperwork, monies and lodgement of the bond. If your property is vacant or a tenant is vacating it will be cleaned, the state of all chattels is documented and any necessary maintenance is completed.

Pre-inspection

We complete a full inspection of your property, including water readings and body corporate information (if applicable).

Handover

Once a full inspection is completed and recorded, we meet and hand over keys to your new tenant on commencement date.

Receiving rent 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.

Find out more about what a property manager can do for you, visit barfoot. co.nz/howwehelp

Find out more about what a property manager can do for you, visit barfoot. co.nz/howwehelp

FAQs

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.

How much will your service cost me?

Barfoot & Thompson charge a flat fee of 8.5% + GST (9.5% + GST if the property is furnished) of rent collected and any repairs, maintenance, and renovations carried out, or invoices paid on your behalf. There is no extra charge for routine inspections, administration, monthly and end of year financial statements and mediation or any appearances we make at the Tenancy Tribunal on your behalf.

Our fee is very competitive, and these costs may be tax deductible.

How often will you pay me?

We pay you monthly or twice a month, whichever you prefer, by direct 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.

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 consider 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 it cost me to advertise the property?

No. If you have a full property management contract with us, our Option A marketing package is complimentary. You may choose to upgrade your marketing package at an extra cost.

Will I be charged for a vacant property?

No.

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.

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

No.

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.

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 as what is required.

What if I want to sell the 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.

List with a good listener.

At Barfoot & Thompson, we understand that every buyer’s needs are unique, and so we take the time to personalise our service accordingly. Once our salespeople have sat down with you to determine the right type of buyers for your property, we’ll produce a customised marketing plan that works with your budget and timeframe. We want you to

be 100% confident and happy with the process, so we’ll never force you into a rushed decision. We believe getting you a result is only half the job –you also need to be completely satisfied with how we get there. No wonder we make one in three of Auckland’s property sales every day. Check out our website to find out more.

barfoot.co.nz

Meet the Team

David Kelly Branch Manager 021 654 100

I started working in real estate in 1988 and joined Barfoot & Thompson in 1990. I became the Manager of our St Heliers branch in 1993. In October 2016, I transferred to Epsom, a consistently top achieving branch within the company. Epsom has a strong team of highly motivated, experienced salespeople and an award winning property management team, led by Shelley Erceg, all of whom have a wealth of local knowledge and real estate expertise. Our primary aim is to match our clients with the right customers and ultimately achieve the allimportant “SOLD” sign. More than any other company Barfoot & Thompson Epsom understands the area and has a large share of the market in Epsom and surrounding suburbs.

We want to make your real estate experience so good, hassle free and achieve a great result that you will be happy to use us, and make recommendations to your friends. Anything short of that, I will be disappointed.

As part of the Barfoot & Thompson network we have immediate access to over 65 branches and more than 1700 salespeople covering greater Auckland and Northland, as well as the Barfoot & Thompson website, barfoot.co.nz, which provides exposure to property listings 24 hours a day, seven days a week.

We pride ourselves on being one of the most technologically sophisticated real estate agencies, with an advanced computer system managing listings and providing the latest information on market trends, finance and customers. If you’re thinking of selling, feel free to phone or call in and see us. Our experienced staff will be happy to guide you through the process looking at cost-effective marketing solutions to sell your property for the best price, or call me anytime on 021 654 100.

As a customer we will listen to your requirements and then help you find the property that suits your needs, you can sign up for email alerts, and also make your needs known so that we can tell you about properties new to the market, before they appear in Property Press and real estate websites. When you find your dream home we will work with you to make the dream a reality.

Customer Service team

Assistant

Manager

021 776 100

Deb Ball Receptionist

Property Management team

021 928 961

Residential Sales team

Residential Sales team continued

Lucca Liu 021 153 6151

Ash Negi 022 6144 444

Ian Thornhill 021 943 706

Simon Lu 021 165 9296

Sherry Shao 021 831 879

Sylvia Lu 021 919 766

Shirley Shen 021 0283 7912

Cindy To 021 258 5580

Isabella Wesley 021 661 810

David Zhang 022 689 2435

Diana West 021 408 303

Vicky Lu 021 027 30616

Paul Sun 021 868 089

Jason Tsang 021 815 545

Duncan Wu 021 983 883

John Zhang 021 896 988

May Zhang 021 244 6166

Coco Wang 021 021 98555

Amy Xiong 021 339 389

Sarah Zhao 021 080 49049

Laura Mc Auley 021 138 5538

Deborah Thompson 021 673 600

Ellie Wang 022 134 3502

Maggie Xue 021 998 566

Willa Zhao 021 958 952

Denise Michl 021 575 965

Thompson 021 737 949

Susan Wang 021 253 9056

Yin 021 107 1993

Zou 021 831 211

280 Manukau Road, Epsom, Auckland 1023

Property Management 09 529 0969

Residential Sales 09 520 6221

Email epsom.rental@barfoot.co.nz

barfoot.co.nz/epsom