What Auckland’s New CV Drop Means for Buyers in 2025

Auckland Council has just released its updated Capital Values (CVs) - and they’ve made headlines for all the right reasons (if you’re a buyer).

Across the region, many of the city’s most expensive suburbs have taken a hit.

• Herne Bay: Down 15%
• Remuera: Down 11.4%
• Epsom: Down 11.2%
• Grey Lynn: Down 12.6%
• Ponsonby: Down 10.8%

For some, this feels like a correction. For others - especially would-be first-home buyers or smart investors - it looks like opportunity.

What is a CV anyway?

A Capital Value (CV) is Auckland Council’s estimate of what a property might have sold for as of July 2022. It’s not your market value - and it's not what you'll actually pay - but it can influence expectations, marketing, and lending.

The 2024 updates show a region-wide drop of 6.2% in CVs compared to the last revaluation in 2021. That includes residential homes, commercial properties, and rural land.

So what does this mean for buyers?

More flexibility in negotiations:
Sellers may be more open to offers below previous expectations - especially if their CV has dipped and buyer activity has softened.

Banks are adjusting too:
Some lenders may use updated CVs in their assessment of property value and loan-to-value ratios. This could work in your favour — or simply require you to do a little more homework.

New builds still offer certainty:
While CVs are recalibrating, new builds remain stable. With fixed prices, turnkey finance, and warranties included, you can avoid the volatility and secure a property you can rely on.

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Where are we seeing opportunity?

While central suburbs are seeing the biggest CV declines, fringe areas and growth corridors - like Silverdale, Papakura, Huapai, and Westgate - continue to offer strong long-term potential and new-build availability.

With land prices stabilising and builders offering sharper deals, many buyers are shifting focus to brand-new homes in up-and-coming areas - with far less risk and maintenance.

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Thinking of building or buying new?

We help buyers:
✔ Find land + build packages that suit your budget
✔ Understand finance options (yes, 10% deposit is often enough!)
✔ Navigate the building process from start to finish

Get in touch.