Auckland & North Shore Property Market Update – January 2026

Stabilisation, Participation and a Gradual Lift on the North Shore

January is rarely the month to draw dramatic conclusions. It’s seasonal, volume is thinner, and activity pauses through Christmas and New Year.

So instead of focusing on one month, we’ve stepped back and looked at the broader trend — particularly here on the North Shore.

Auckland-Wide Overview

Barfoot & Thompson – Strong Start to the Year

Barfoot recorded 824 Auckland residential sales in January, one of the stronger January starts in recent years. The median price returned to $1,000,000 and average prices lifted, while new listings reached 1,375 and total stock sat at 5,475 properties.

This points to improving participation rather than acceleration. Buyers are active, but stock levels are healthy enough to keep them selective.

REINZ – Looking Beneath the Median

REINZ reported an Auckland median of $950,000. More telling is the Auckland House Price Index, which shows values down 2.6% year-on-year.

The difference matters. Median prices can shift depending on the mix of properties sold in a given month. The HPI adjusts for this and gives a clearer view of underlying value movement.

Right now, that movement suggests consolidation — not contraction, and not a surge.

North Shore – A Longer-Term View

For the North Shore, the most useful lens is a rolling 12-month view rather than reacting to January alone.

Median Price – This Year vs Last Year

Overlaying the last 12 months against the 12 months prior shows pricing moving within a consistent range. Late 2025 tracked stronger than late 2024, particularly through spring, before a softer January — which is typical seasonally.

Sales Volume – Participation Improved

Sales volumes through mid-to-late 2025 were materially higher than the same period in 2024.

This is important.

Improving liquidity often precedes pricing stability. More buyers returning to the market increases competition at the margin — especially for well-presented homes.

Days to Sell – Rhythm, Not Retreat

Days to sell have followed a very similar seasonal rhythm year-on-year. January 2026 sat at 60 days compared to 65 days in January 2025 — slightly faster, despite the usual holiday slowdown.

Buyers are careful, but they are not absent.

Rolling 12-Month Median – The Structural Signal

When we smooth monthly medians into a rolling 12-month trendline, the pattern becomes clearer.

The North Shore softened through much of 2025, reaching a trough around late winter. From early spring onward, the rolling median began lifting gradually into year-end and early 2026.

This lift coincided with improved borrowing conditions and a gradual return of buyer confidence.

It is not a boom.It is not a collapse.It is a market stabilising, with improving participation.

What This Means For You

If you’re selling:Strategy matters. Buyers are discerning, but they are active. Presentation and realistic positioning remain critical.

If you’re buying:There is still negotiation in the market, but well-located, well-presented homes are attracting attention.

If you’d like a confidential discussion about where your property sits within these trends — or you’re simply curious what buyers would likely pay in today’s conditions — we’re always happy to help.

About Nish & Charlotte

We live and work on Auckland’s North Shore, and we’re passionate about helping local homeowners navigate the North Shore property market with confidence. As specialists in North Shore real estate, we combine in-depth market analysis with practical, tailored advice to help you make informed decisions — whether you’re buying, selling, or simply planning ahead.

If you’re thinking about selling in 2026 — or you’d just like clarity on what your property could achieve in today’s market — we’re always happy to provide a confidential, no-obligation property appraisal and talk through your options.

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