Insights
What we're seeing in the market.
Short reads on what's moving in our patch: Mangere, Manurewa, Papatoetoe and the suburbs around them. Written by the team.
Seller Proof Index, July to September 2026: how our campaigns went and how we compare
How our team's campaigns went this quarter, how they compare with the AT Realty auction room and Barfoot & Thompson's Highbrook auction rooms, and AT Realty's sales. Every number from our own records, with the method published alongside.
Pat Lapalapa · 1 October 2026 · 6 min read
Seller Proof Index: how the numbers are worked out
Where every figure in our Seller Proof Index comes from, how each comparison is kept like-for-like, and the time windows.
Pat Lapalapa · 1 October 2026 · 5 min read
What adds value to your home (and what doesn't) in South Auckland
What adds value to your home? Presentation and condition come first, then the land: section size, zoning, subdividing and developers. And what to skip.
Pat Lapalapa · 1 October 2026 · 9 min read
How a free property appraisal works: appraisal vs valuation vs CV
A free property appraisal is not a registered valuation, an online estimate or the council CV. What each one is, who does it and how an appraisal works.
Pat Lapalapa · 1 October 2026 · 7 min read
South Auckland house prices by suburb: the last 12 months, and where locals eat
Median and average sale prices for 15 South Auckland suburbs from REINZ records, how many homes sold and how many went to auction, plus the best-rated places to eat and what's changing locally.
Pat Lapalapa · 30 September 2026 · 7 min read
Papakura District house prices by suburb: the last 12 months, and what's new
Median and average sale prices for Papakura, Takanini, Rosehill, Opaheke, Conifer Grove and Pahurehure from REINZ records, plus the best-rated local eateries and what the new stations and CRL mean.
Pat Lapalapa · 30 September 2026 · 6 min read
Onehunga, Māngere Bridge, Hillsborough and Mount Roskill: prices, places and what's changing
Median and average sale prices for four harbour-side suburbs from REINZ records over the last 12 months, the best-rated places to eat, and the Onehunga line, town square and Roskill news.
Pat Lapalapa · 30 September 2026 · 6 min read
Mount Wellington, Ōtāhuhu and Ellerslie: house prices, faster trains and where locals eat
Median and average sale prices for Mount Wellington, Ōtāhuhu and Ellerslie over the last six months from REINZ records, the best-rated places to eat, and what the City Rail Link and racedays bring.
Pat Lapalapa · 30 September 2026 · 6 min read
Real estate agents in Papatoetoe: how to choose one, and how we sell here in 2026
A guide to picking a real estate agent in Papatoetoe. Here's what to look for, and the real Papatoetoe homes Nikita and I have sold.
Pat Lapalapa · 21 July 2026 · 8 min read
Real estate agents in Manurewa: choosing one, and the homes we've actually sold in 2026
How to choose a real estate agent in Manurewa, built on our own recent sales. Here's the read from Ena and me.
Pat Lapalapa · 21 July 2026 · 8 min read
Choosing a real estate agent in Māngere East: what to actually check
What to check before you pick an agent to sell in Māngere East, with two homes we've sold there.
Pat Lapalapa · 13 July 2026 · 7 min read
Choosing a real estate agent in Ōtāhuhu: what to actually check
Not every agent who lists in Ōtāhuhu sells here every week. Here's what to check before you pick one, plus two homes we've sold there.
Pat Lapalapa · 11 July 2026 · 7 min read
Real Estate Mount Wellington: prices, cafes and what's actually selling in 2026
Values, recent sales, the local cafes, and Sylvia Park: a straight read on Mount Wellington in 2026.
Pat Lapalapa · 10 July 2026 · 8 min read
Retirement villages in East, South & Central Auckland: a straight guide for 2026
What an Occupation Right Agreement actually is, the real villages across East, South and Central Auckland, and how selling your own home fits into the move.
Pat Lapalapa · 6 July 2026 · 10 min read
Upgrading to your next home in South Auckland: our free 360 service
A lot of the sellers I work with are growing into South Auckland, not leaving it. Here's our free 360 service: appraisal, mortgage broker advice, and a strategic planning meeting.
Pat Lapalapa · 2 July 2026 · 8 min read
The number one sales team for South Auckland: performance, not promises
"Number one" gets thrown around a lot in real estate. Here's where our team's claim comes from, with sources.
Pat Lapalapa · 28 June 2026 · 7 min read
Nearly 600 bids at Ray White AT Realty’s Game Day
Ray White AT Realty’s latest Game Day, known as “The Day”, put dozens of auctions under the hammer in one session, drawing close to 600 bids and around $17.8 million in sales.
Pat Lapalapa · 25 June 2026 · 3 min read
Is Māngere a good place to live? (2026)
Yes, for the right buyer. Māngere is one of South Auckland's more affordable suburbs (average value about $801,000), with airport-side jobs, a strong Pasifika community, harbour parks and an easy run to the city.
Pat Lapalapa · 14 June 2026 · 6 min read
Is Manurewa a good place to live? (2026)
Yes, for value-focused families. Manurewa is an affordable, family-oriented South Auckland suburb, with its own train station, parks, and the Auckland Botanic Gardens nearby.
Pat Lapalapa · 14 June 2026 · 6 min read
Is Papatoetoe a good place to live? (2026)
Yes, especially for commuters. Papatoetoe is a well-connected, affordable South Auckland suburb with its own train line, a busy town centre and good schools.
Pat Lapalapa · 14 June 2026 · 6 min read
Is Flat Bush a good place to live? (2026)
Yes, for families wanting modern homes. Flat Bush is one of Auckland's newest, fastest-growing suburbs (average value around $1,236,100), built around Ormiston Town Centre, top schools and Barry Curtis Park.
Pat Lapalapa · 14 June 2026 · 6 min read
Is Ōtāhuhu a good place to live? (2026)
Yes, for transport and value. Ōtāhuhu is one of Auckland's most affordable, best-connected suburbs (average value around $709,500), with an award-winning bus-train interchange linking two rail lines.
Pat Lapalapa · 14 June 2026 · 6 min read
Is Ōtara a good place to live? (2026)
Yes, for affordability and community. Ōtara is one of South Auckland's most affordable suburbs, anchored by MIT, the famous Saturday markets, and a strong community, with entry prices well below much of Auckland.
Pat Lapalapa · 14 June 2026 · 6 min read
Living near Ōtāhuhu train station in 2026: the commute, the streets, and what homes sell for
Ōtāhuhu station is the suburb's biggest drawcard, a two-line rail junction close to the city. Here's what that means if you're buying or selling here, plus the real homes we've sold here.
Pat Lapalapa · 1 June 2026 · 7 min read
Manurewa auctions in 2026: why they work here, and what's selling under the hammer
Manurewa is auction country. Here's why the method works in this market, and the real auction results behind it.
Pat Lapalapa · 1 June 2026 · 7 min read
Papatoetoe house prices in 2026: what your home is worth
Papatoetoe prices in 2026: recent sold results, the pockets, and how I'd sell your home.
Pat Lapalapa · 31 May 2026 · 7 min read
Māngere East house prices in 2026: a straight read from a local agent
Māngere East in 2026: what your home is worth, the pockets, and the homes we've sold. A straight read from a local agent.
Pat Lapalapa · 31 May 2026 · 7 min read
Favona house prices in 2026: what your home is actually worth
Favona prices in 2026: what drives your home's value, how I'd sell it, and what it means if you're selling.
Pat Lapalapa · 31 May 2026 · 6 min read
Māngere house prices in 2026: what your home is worth, and what's selling
Māngere in 2026: values, recent sales, schools and who's buying, from a local agent who sells here every week.
Pat Lapalapa · 31 May 2026 · 7 min read
Manurewa house prices in 2026: what your home is actually worth
Manurewa prices in 2026: recent sold results, the pockets, and what an appraisal looks like.
Pat Lapalapa · 31 May 2026 · 7 min read
Selling in Ōtāhuhu in 2026: a straight read from a local auction agent
Ōtāhuhu is a transport hub I know well. I lead with real recent sales and a proper appraisal.
Pat Lapalapa · 31 May 2026 · 7 min read
Sell my house in Ōtara: an honest 2026 guide
Selling in Ōtara in 2026: the price range, who's bidding, and how to run a campaign that clears the room.
Pat Lapalapa · 28 April 2026 · 6 min read
How long does it take to sell a house in South Auckland in 2026?
An end-to-end timeline for a South Auckland sale in 2026, covering pre-list, on-market, auction and settlement.
Pat Lapalapa · 19 April 2026 · 5 min read
Best schools in Papatoetoe: zones and what buyers should know in 2026
A practical guide to Papatoetoe's school zones in 2026: which homes sit in which zone, and how that shapes buyer demand on your street.
Pat Lapalapa · 12 April 2026 · 6 min read
Mt Wellington vs Ellerslie: which side of the hill should you buy?
Mt Wellington and Ellerslie side by side in 2026: price gap, buyer pool, and which suburb fits your plan.
Pat Lapalapa · 22 March 2026 · 5 min read
Manukau to CBD commute in 2026: trains, buses and what it means for your home value
How Manukau commuters actually get to the city in 2026, and how the transport links shape demand on the streets near the station.
Pat Lapalapa · 3 March 2026 · 5 min read
Mangere Bridge house prices 2026: what your home is actually worth
Mangere Bridge prices in 2026: what lifts them, what discounts them, and how to get a real number on your home.
Pat Lapalapa · 23 February 2026 · 5 min read
Auction or private sale: how we choose for your home
Most homes go to auction. Some don't. Here's the simple test we use to decide which one fits your house.
Pat Lapalapa · 4 February 2026 · 4 min read
Manurewa rental yield 2026: what investors should expect
Manurewa rental yields in 2026: what the numbers look like, where the catches are, and how to think about a long-term investment hold.
Pat Lapalapa · 15 January 2026 · 6 min read