South Auckland house prices by suburb: the last 12 months, and where locals eat

Kia ora. People ask me the same two things at every open home: what are homes going for around here, and what's it like to live here? This post answers both for South Auckland, suburb by suburb.

The numbers, suburb by suburb

These are homes only, over the 12 months from 1 October 2025 to 30 September 2026. The median is the middle sale: half sold for more, half for less. The average is pulled up by a few big sales, which is why it usually sits above the median.

• Clendon Park: median $700,000, average $706,000, 150 sales, 24% by auction, sale prices level with CV
• Clover Park: median $782,000, average $804,000, 93 sales, 37% by auction, sale prices 6% below CV
• East Tāmaki: median $1,170,000, average $1,089,000, 85 sales, 32% by auction, sale prices 4% below CV
• Favona: median $785,000, average $757,000, 80 sales, 24% by auction, sale prices 5% below CV
• Flat Bush: median $1,268,000, average $1,236,000, 622 sales, 21% by auction, sale prices 5% below CV
• Goodwood Heights: median $952,000, average $993,000, 45 sales, 40% by auction, sale prices 3% below CV
• Māngere: median $760,000, average $793,000, 273 sales, 11% by auction, sale prices 5% below CV
• Māngere East: median $790,000, average $817,000, 360 sales, 12% by auction, sale prices 2% below CV
• Manurewa: median $750,000, average $784,000, 755 sales, 17% by auction, sale prices 4% below CV
• Manurewa East: median $742,000, average $813,000, 72 sales, 13% by auction, sale prices 9% below CV
• Ōtara: median $719,000, average $786,000, 155 sales, 32% by auction, sale prices 1% below CV
• Papatoetoe: median $800,000, average $867,000, 968 sales, 15% by auction, sale prices 5% below CV
• Randwick Park: median $726,000, average $729,000, 98 sales, 24% by auction, sale prices 3% below CV
• Totara Heights: median $968,000, average $980,000, 39 sales, 44% by auction, sale prices 3% above CV (11 of the 12 months held)
• Weymouth: median $750,000, average $748,000, 151 sales, 24% by auction, sale prices 4% below CV (11 of the 12 months held)

A few things stand out. Flat Bush has the highest median in this list at $1,268,000, and East Tāmaki follows at $1,170,000. Clendon Park has the lowest at $700,000, with Ōtara at $719,000 and Randwick Park at $726,000. Papatoetoe was the busiest market, with 968 sales, and Manurewa was next with 755.

Auction use varies more than people expect. In Totara Heights 44% of sales were by auction and in Goodwood Heights 40%, while in Māngere it was 11%. That tells you what buyers in each pocket are used to, not which method suits your home. I'd look at your home, your street and your timing before recommending one.

What the CV figure means

Where a suburb shows a CV figure, it is the middle sale price against council valuation (CV), for homes that sold with a CV on record — fewer than half of recorded sales carry one. Homes only: houses, units, townhouses, apartments and home-and-income properties; sections, lifestyle blocks and new builds are left out. Where a suburb shows no figure, too few of its recorded sales carry a CV for a fair one. A CV is set by the council for rates at its last revaluation, not as a price, so a gap is normal and says more about the valuation date than about any one home.

Furthest from CV

In each suburb, these are the two sales that sat furthest from council valuation in the same period, one above and one below. We describe the home in general terms only and never name it.

• Clendon Park: furthest above CV was a 3-bedroom house on a 600–1,000 m² section, 26% above, sold by negotiation; furthest below was a house on a 600–1,000 m² section, 34% below, sold by negotiation.
• Clover Park: furthest above CV was a house on a section under 300 m², 25% above, sold by negotiation; furthest below was a house on a 600–1,000 m² section, 43% below, sold at auction.
• East Tāmaki: furthest above CV was a 4+ bedroom house on a 600–1,000 m² section, 19% above, sold at auction; furthest below was a 4+ bedroom house on a 300–600 m² section, 28% below, sold by negotiation.
• Favona: furthest above CV was a house on a 300–600 m² section, 28% above, sold by negotiation; furthest below was a house, 31% below, sold at auction.
• Flat Bush: furthest above CV was a 4+ bedroom house on a 600–1,000 m² section, 24% above, sold at auction; furthest below was a unit, 33% below, sold by negotiation.
• Goodwood Heights: furthest above CV was a house on a 300–600 m² section, 27% above, sold by negotiation; furthest below was a house on a 300–600 m² section, 42% below, sold by negotiation.
• Māngere: furthest above CV was a unit on a section under 300 m², 66% above, sold by negotiation; furthest below was an apartment, 42% below, sold by negotiation.
• Māngere East: furthest above CV was a house on a 300–600 m² section, 80% above, sold by negotiation; furthest below was a 3-bedroom house on a 600–1,000 m² section, 37% below, sold at auction.
• Manurewa: furthest above CV was a house on a 600–1,000 m² section, 38% above, sold by negotiation; furthest below was a house on a section under 300 m², 49% below, sold by negotiation.
• Manurewa East: furthest above CV was a house, 50% above, sold by negotiation; furthest below was a unit on a section under 300 m², 36% below, sold by negotiation.
• Ōtara: furthest above CV was a 3-bedroom house on a 600–1,000 m² section, 86% above, sold at auction; furthest below was a 3-bedroom house on a 600–1,000 m² section, 28% below, sold at auction.
• Papatoetoe: furthest above CV was a house on a section under 300 m², 89% above, sold by negotiation; furthest below was a townhouse, 49% below, sold by negotiation.
• Randwick Park: furthest above CV was a 3-bedroom house on a 300–600 m² section, 16% above, sold by negotiation; furthest below was a 3-bedroom house, 28% below, sold at auction.
• Totara Heights: furthest above CV was a house, 36% above, sold by negotiation; furthest below was a 4+ bedroom house on a 600–1,000 m² section, 25% below, sold at auction.
• Weymouth: furthest above CV was a 4+ bedroom house on a 600–1,000 m² section, 20% above, sold by negotiation; furthest below was a 3-bedroom house on a section over 1,000 m², 42% below, sold at auction.

We leave out sections, new builds, bulk subdivision sales, and any sale more than half under or more than double its CV — those are almost always a CV set before a subdivision or a recording error.

A suburb figure is a starting point. It can't price a particular house, because land, condition and street matter more than the suburb line. If you want a proper read on your own place, book a free appraisal.

Where locals eat

Among the best-rated on Google as at 30 September 2026:

• Shree Restaurant, Manukau City Centre. Vegetarian Rajasthani thali and dal bati. 4.8 from 1,381 reviews. Map
• Shri Dosa Bhavan, Papatoetoe. South Indian, on Great South Road. 4.9 from 200 reviews. Map
• Sham Grill, Flat Bush. Middle Eastern on Chapel Road. 4.8 from 390 reviews. Map
• SHOW WA Noodles, Flat Bush. Ramen. 4.8 from 344 reviews. Map
• Banh Mi Boy, Māngere. Vietnamese on Montgomerie Road. 4.8 from 270 reviews. Map
• Cafe KOKO, Manurewa. Japanese, inside Southmall. 4.9 from 240 reviews. Map
• Khao Hom Thai Kitchen, East Tāmaki. Thai. 4.7 from 397 reviews. Map
• Chef Pakwan, Clendon Park. Indian, in the Clendon Park shops. 4.6 from 233 reviews. Map
• The Alexander Cafe, Ōtara. 4.6 from 264 reviews. Map

Away from food, Auckland Botanic Gardens on Hill Road, Manurewa, rates 4.7 from 10,052 Google reviews. Its Eye on Nature exhibition of artwork by South and East Auckland tamariki runs until 11 October, and the free Flower Finding Safari trail for kids runs until 26 October (What's on). Ōtara Market runs on Saturday mornings from 6am to noon (otaramarkets.co.nz).

What's changing locally

• Trains: the City Rail Link opened on 13 September. The old Southern Line is now the South City line, running from Pukekohe through Puhinui and Ōtāhuhu into the city, and Manukau is on the new East West line through the city tunnel to Swanson (Auckland Transport; RNZ).
• Papatoetoe: Kohuora Park has a new playground for under-12s, with new paths and seating. The park sits inside an old volcanic crater, and "Kohuora" is the crater's ancient name (OurAuckland, 24 September).
• Māngere: David Lange Park has added a sand volleyball court, an outdoor fitness area and a youth space over the past year, with a pump track and bike circuit still to come (OurAuckland).
• Manukau: the wetland at Hayman Park, next to the bus and train hub, has been restored and blessed (OurAuckland).
• Ōtara: Tupu Youth Library turned 25; the council describes it as the only youth library in New Zealand (OurAuckland).

Thinking about your next move in South Auckland? Start with the suburb guides for Manurewa, Papatoetoe, Ōtara, Māngere and Flat Bush, or talk to me.

Source: REINZ. Figures are compiled by Pat Lapalapa Group from REINZ sale records for homes (houses, units, townhouses, apartments and home-and-income properties) with sale dates from 1 October 2025 to 30 September 2026, as recorded at 30 September 2026. Sections, lifestyle blocks and bare land are excluded. They describe each suburb as a whole and do not value any individual home. Sales recorded after 30 September 2026 can change the most recent month.