INSTANT CALCULATION • PROFESSIONAL VALIDATION
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Barfoot & Thompson rental rates
Barfoot & Thompson Fee Structure:
The property management fee used is 8.5% + GST (or 9.5% + GST if 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.
For an exact market appraisal and quote on your rental, book a rental appraisal today.
Whether you’re eyeing a property in West Auckland, considering the North Shore, or looking at Northwest Auckland and the Hibiscus Coast, understanding your potential rental yield is the difference between a smart investment and an expensive mistake.
Auckland’s rental market is unique. Average gross yields sit around 3-4%, which might seem low compared to other regions—but there’s more to the story. Properties achieving 4% or higher are performing well, especially when you factor in Auckland’s strong capital growth potential. The key is knowing whether you’re chasing immediate cash flow or long-term appreciation, because your target yield should match your investment goals.
Our calculator shows you both gross yield (the simple calculation) and net yield (what you’ll actually pocket after expenses). That second number is what matters. Rates, insurance, maintenance, vacancy periods, property management fees—they all eat into your returns. You need to see the real picture before you commit.
Important: This calculator gives you estimates based on your inputs it’s a great planning tool, but it’s not a professional appraisal. For investment decisions, you’ll want validated numbers from someone who knows the local market inside out.
Ready to move beyond estimates? As a Barfoot & Thompson salesperson, I can connect you with our property management team who conduct professional rental appraisals across Auckland. They’ll give you accurate, market validated rental values based on real data from over 21,000 managed properties. No obligation, completely free.
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Knowledge Advantage
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Experience + Local Knowledge = Winning Combo
✓ Honest Rental Values: Find out what your property will ACTUALLY rent for.
✓ Expert Analysis: Leverage data from 21,000+ managed properties.
✓ Auckland Wide Coverage: From North Shore premium homes to West Auckland investments, Hibiscus Coast holiday homes, across Auckland & beyond.
✓ Get Your FREE Rental Appraisal: A no obligation report to maximise your returns.
Selling? Book your current market appraisal with Darren Ryder here
“Rent with Ryder”Takes 1 minute, saves weeks of rental pricing drama!
Get clarity on calculating rental yields, understanding Auckland market benchmarks, and making data driven investment decisions for West Auckland, North Shore, Northwest Auckland, and Hibiscus Coast properties.
Need professional validation? As a Barfoot & Thompson salesperson, I connect property owners with our specialist property management team for expert rental appraisals.
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A yield of 4% gross or higher is generally considered good performance for the Auckland market. However, this varies significantly by property type: apartments typically achieve 4–6% gross, while houses average 3–4% gross.
What constitutes a “good” yield should align with your investment goals: investors focused on capital appreciation often accept lower yields (3.5–4.5%), while those seeking strong cash flow should target higher returns (5%+).
Want to calculate and optimise your property’s rental yield? Request a Free Rental Appraisal for detailed analysis.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Gross Yield is determined by taking your Annual Rental Income (Weekly Rent × 52) and dividing it by the Property Value, then multiplying by 100.
Net Yield (the true rate of return) is calculated by subtracting all annual operating expenses from the Annual Income, dividing that result by the Property Value, and multiplying by 100.
Use our calculator for instant results, then Request Your Free Rental Appraisal for expert validation.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Gross Yield is the simple figure before any costs are factored in. Net Yield is the figure serious investors must prioritise, as it reveals genuine profitability after deducting all annual operating costs like rates, insurance, maintenance, and body corporate fees (for apartments).
Ready to determine your true rate of return? Schedule Your Free Rental Appraisal now.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
To achieve an accurate Net Yield, you must include all annual operating expenses and potential income loss. Key expenses include:
Important note: Mortgage interest payments are NOT included in yield calculations, as yield measures the property’s performance independent of how you financed it. However, you must factor in mortgage costs separately when assessing your overall cash flow and profitability.
Want detailed yield analysis? Book a Rental Appraisal for a professional assessment.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Yes, a 4% gross yield is considered acceptable to good performance for Auckland, particularly for houses. For context, apartments typically achieve 4–6%, while houses average 3–4%.
If your primary goal is capital appreciation, a 4% yield represents a fair trade-off, as Auckland property values have historically increased faster than rents. However, if you need strong cash flow, you may want to target properties with higher yield potential.
Want to discuss if your property’s yield aligns with your goals? Get a Free Rental Appraisal.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
WHAT YOU GET IN A RENTAL APPRAISAL?
Ready to discover your Auckland property’s rental potential? Contact Darren Ryder for your direct connection to Barfoot & Thompson’s rental appraisal specialists.
Navigate Auckland’s unique rental market with confidence. Understand how West Auckland, North Shore, Northwest Auckland, and Hibiscus Coast properties perform, what yields to target for your investment goals, and why Auckland’s returns differ from other New Zealand markets.
Ready to maximise your Auckland property returns? Get data backed insights from Barfoot & Thompson’s property management team who manage 21,000+ Auckland properties.
Schedule your free rental assessment | Selling? Get a sales appraisalYes, absolutely. A 5% gross yield is considered strong performance for Auckland properties. This is particularly impressive for houses (which typically yield 3–4%), and very achievable for well-positioned apartments.
Auckland’s investment market traditionally prioritises long-term capital gain over maximising immediate cash flow from rent. A 5% yield indicates you’re achieving both solid rental income and positioning yourself for property value growth.
Ready to optimise your investment strategy? Book a Rental Appraisal to analyse your property’s potential.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Auckland rental yields vary significantly by property type and location. As a general guide:
These averages reflect Auckland’s position as a capital growth market where property values have historically outpaced rental increases. Your specific yield will depend on your property’s location, condition, and features.
Ready to discover your property’s potential? Get a Free Rental Appraisal for accurate, market-validated analysis.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Your target yield must align with your investment goals and property type. Consider:
Remember: net yield (after all expenses) is what determines your actual cash position, so factor in rates, insurance, body corporate fees, and maintenance when setting targets.
Let us help you develop a strategy. Request a Free Rental Appraisal for portfolio guidance.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Auckland yields are generally lower than many parts of regional New Zealand, which may offer gross returns of 5–7% or higher. This difference exists because:
Many investors deliberately accept Auckland’s lower yields (3–4% for houses, 4–6% for apartments) in exchange for exposure to New Zealand’s largest city and its long-term property value appreciation.
Want to understand how current market conditions affect your potential? Book a Free Rental Appraisal.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Auckland’s lower yields reflect several market dynamics:
This means Auckland’s investment proposition has traditionally centred on capital gain (profit from property value growth) rather than maximising immediate rental income. Investors balance lower yields against the potential for significant long-term asset appreciation.
Want expert market analysis for your property? Schedule a Rental Appraisal for market intelligence.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
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“Darren did a great job marketing and selling our property. He worked diligently and professionally to address any queries from potential purchasers and nothing was too much trouble. He was happy to travel considerable distances to complete negotiations in order to achieve an outcome satisfactory to both us and the purchaser” Perry
Understand how to use the rental yield calculator effectively, what data you need for accurate results, and when to transition from online estimates to professional rental appraisals backed by Barfoot & Thompson’s 21,000+ managed properties across Auckland.
Upgrade from estimates to guaranteed accuracy. While our calculator provides valuable indicative results, a professional rental appraisal delivers market validated rental values you can rely on for investment decisions.
Schedule your free rental assessment | Selling? Get a sales appraisalTo achieve the most accurate Net Yield calculation, you’ll need to gather comprehensive data about your property’s income and expenses:
Basic Income Data:
Annual Operating Expenses:
Important: The more accurate your expense estimates, the more reliable your net yield calculation. If you’re unsure about any costs, conservative (higher) estimates will give you a more realistic picture of your investment returns.
Unsure how to estimate these costs accurately? Request a Free Rental Appraisal for professional guidance.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
The calculator uses standard investment property formulas recognised throughout the real estate industry:
Gross Yield Formula:
Gross Yield % = (Annual Rental Income ÷ Property Value) × 100
Where Annual Rental Income = Weekly Rent × 52
Net Yield Formula:
Net Yield % = [(Annual Rental Income – Total Annual Expenses) ÷ Property Value] × 100
Example: A property valued at $800,000 renting for $650/week with $15,000 annual expenses would calculate as:
Instantly apply these formulas with our calculator, then get a professional appraisal to verify your numbers.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
You should calculate both, but rely primarily on Net Yield for serious investment analysis and decision-making.
Gross Yield is useful for:
Net Yield is essential for:
Net Yield reveals the ultimate measure of true profitability because it accounts for all operating expenses—rates, insurance, maintenance, body corporate fees, vacancy periods, and property management. This is the figure that determines whether your investment generates positive or negative cash flow.
Ready to determine your true rate of return? Schedule a Free Rental Appraisal.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
No, standard yield calculations intentionally exclude all borrowing costs, including mortgage principal and interest payments.
Why yields exclude mortgage costs:
Critical note: While yields exclude mortgage costs, you must factor in your actual mortgage payments when calculating your overall profit, cash flow, and investment viability. A property with a 4% gross yield but a 6% mortgage rate will require negative cash flow contributions from your pocket.
Always consider both the property’s yield (return on the property’s value) and your personal cash flow position (income minus all expenses including mortgage) when making investment decisions.
Need advice on financing and cash flow planning? Book a Rental Appraisal for a comprehensive consultation.
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
Online calculators provide results for indicative and planning purposes only. Their accuracy depends entirely on the quality and realism of the data you input.
Calculator limitations:
When you need professional validation:
For investment-grade accuracy backed by real market data from 21,000+ managed Auckland properties, you need a professional written rental appraisal from experienced property management specialists.
Ready to upgrade from estimates to professional assessment? Request a Free, No-Obligation Rental Appraisal Now!
Please note: This information is for general guidance and illustrative purposes only. It does not constitute financial, tax, or legal advice. We recommend you seek professional advice from a qualified advisor for your specific situation.
What They Said...
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Darren Ryder @ Barfoot & Thompson
Best International Real Estate Agency at International Property Awards
Founded by the Barfoot and Thompson families, this powerhouse has been dominating the market for decades. And let’s be clear: Peter Thompson isn’t just a name on the building. His leadership has taken Barfoot & Thompson to new heights, making waves in the industry that others can only hope to surf.
When it comes to real estate in Auckland, Barfoot & Thompson isn’t just playing the game—they’re changing it. If you’re serious about finding your next property, you need to pay attention.
Thompson Barfoot isn’t just a company; it’s a legacy. The Thompson family and the Barfoot family have been shaping Auckland’s skyline together. AKA Barfoot & Thompson.
Ever read the Peter Thompson Auckland housing market reports? They’re a masterclass in market insight. The Barfooot & Thompson families don’t just understand real estate; they live and breathe it.
But here’s the real deal: Barfoot & Thompson offers unparalleled service. Whether you’re looking to buy your first home or expand your investment portfolio, they’ve got the expertise to make it happen. And they don’t just stop at residential properties—they’re making moves in luxury lifestyle residential and commercial real estate too.
Ever heard of the Barfoot & Thompson Auckland Marathon? It’s just one example of how deeply rooted the Barfoot & Thompson families are in the community. They’re not just selling properties; they’re investing in Auckland’s future.
They’ve even supported local theatre, showing their commitment to enriching the community beyond just property dealings.
Remember that night you decided you wanted more out of life? That scene plays out differently when you have the right people on your side. Barfoot & Thompson is that team. Buy and sell property today with Darren Ryder at Barfoot & Thompson and change you life!
So if you’re ready to take action, don’t settle for less. Reach out to Darren Rydedr at Barfoot & Thompson today. Because in the world of real estate, you can’t afford to play small.
So, you’re ready to sell your home in Auckland. You don’t want guesses or maybes—you want results. That’s where Barfoot & Thompson Coatesville comes in. We’re not just another real estate agency; we’re the powerhouse that turns listings into sales.
Leading the charge is Darren Ryder, the real estate agent who doesn’t just talk the talk. Darren knows the Aucklalnd market inside out, and he’s committed to getting you the best deal possible. With Barfoot Coatesville backing him, you’re not just hiring an agent you’re gaining a strategic partner.
Why settle for average when you can have exceptional? At Barfoot & Thompson Coatesville, we leverage unparalleled market insights and cutting-edge strategies to sell your home faster and for more. We’re not here to list your property; we’re here to make it stand out.
Don’t leave the sale of your biggest asset to chance. Team up with Barfoot & Thompson Coatesville and Darren Ryder. It’s time to make your move literally.
With over 88 branches throughout Auckland and Northland, our team of over 1,800 salespeople specializes in luxury, lifestyle, residential, rural, and commercial properties.
As recipients of industry awards, including being named the 'Best Real Estate Agency in the World,' we continue to surpass expectations.
Still run by the original Barfoot & Thompson families, our commitment to exceptional service is ingrained in everything we do.
Over the decades, the company has continued to grow, despite fluctuating market cycles, economic downturns, war times, changes in government regulations and more. Throughout our history, the families have maintained their integrity to make the company a success story and iconic New Zealand brand.
Unlock the Potential of Northwest Real Estate: Contact Your Barfoot & Thompson Expert, Darren Ryder.
In 1934, the Barfoot brothers were joined by Maurice Thompson and in 1940 the business became "Barfoot & Thompson" as we know it today.
From those small beginnings in Newmarket, we quickly grew to become Auckland's market leader. For over 100 years we've remained steadfastly family owned.
The current Directors - Peter Thompson, Stephen Barfoot and Kiri Barfoot - are the grandsons and the granddaughter of the original owners.
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From accurate appraisals to strategic sales campaigns, Darren Ryder delivers real-world results without the real estate fluff. Let’s get your move sorted. When you choose to Sell with Ryder, you get access to a comprehensive suite of expert services.
List your home with expert marketing and honest advice.
Find your ideal home with smart negotiation and local knowledge.
Get crystal-clear appraisals backed by real market data.
Specialising in lifestyle blocks, luxury homes, and bare land.
Everything behind the scenes to keep your sale running smoothly.
What They Said...
And It's Not Just the Wine Talking!
What They Said...
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Homes Don't Sell Themselves (But I Make It Look That Easy)
Get an Accurate Appraisal and Sell with Confidence
Get an Accurate Appraisal and Sell with Confidence
Get an Accurate Appraisal and Sell with Confidence
Get an Accurate Appraisal and Sell with Confidence
What They Said...
And It's Not Just the Beersies Talking!
“I found Darren to be the only salesperson who actually answered my questions about the property, pricing and vendors, rather than just giving me ‘vague indications’ of answers. I would recommend Darren to anyone looking to buy or sell property” Charl
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SELL WITH RYDER: THE NO-BS APPROACH TO NORTHWEST AUCKLAND REAL ESTATEYour Kumeu based real estate agent who doesn't speak corporate bullshit. With 13+ years in the trenches of Northwest Auckland's property market, I'll tell you what your house is actually worth.. not what some algorithm hallucinated or what your neighbor's cousin thinks they might get on a good day.I specialise in helping people buy and sell in Kumeu, Huapai, Waimauku, Helensville, Riverhead, Kaukapakapa and the wider Northwest West & Hibiscus Coast Auckland regions without the usual real estate fairytales. When you need straight answers about luxury, lifestyle & residential properties, I've got your back.WHAT MAKES ME DIFFERENT FROM THE OTHER 137 AGENTS IN THE AREA? I'll give you market valuations based on actual sales data, wild concept, I know! No sugar coating, no fantasy pricing, just reality. My FREE property appraisals are comprehensive without the jargon. While other agents are busy telling you that barely-standing shack has "rustic charm and potential," I'll be giving you the true market outlook and a realistic sales strategy.Want to experience what working with a real human (not a corporate drone) is like? Call me at 021 307 014 for a free consultation. Let's create a selling plan that maximises your property's value without the usual real estate BS.SELL WITH RYDER .. Helping Northwest Auckland homeowners navigate the market without the fluff since 2012.. since when milk was still in bottles.
“Rent with Ryder”Takes 1 minute, saves weeks of rental pricing drama!