30 properties · Bluff Hill, Napier

France Road, Bluff Hill

France Road in Bluff Hill has 30 properties, valued by the council between $8,500 and $3,480,000 with a median of $790,000 (Bluff Hill: $870,000). More of its homes were built in the 1920s than in any other decade. We estimate its homes at a median $732,500. The last sale we have was in May 2025, for $940,000.

$790kmedian council valuation
$733kour median estimate
1920median year built
NapierBluff Hill ×France Road ×

30 properties on France Road, Bluff Hill

Highest and lowest on France Road

Highest-valued home1 France Road$3,480,000council valuation · 5 bed · 474 m² floor · 4,682 m² land
Lowest-valued home11A France Road$8,500council valuation · 110 m² land

Property values on France Road

The council values France Road's 28 rated properties between $8,500 and $3,480,000. The middle half sit between about $613,500 and $964,500; the median is $790,000 and the mean $862,625.

Lowest: $9k$9kLowest10%: $493k20%: $574k20%30%: $653k40%: $748k40%Median: $790k60%: $800k60%70%: $931k80%: $998k80%90%: $1.15mHighest: $3.48m$3.48mHighest
BedroomsHomesMedian council valueSold, last 12 monthsMedian sale
24$638k0—
311$700k0—
49$950k0—
5+2$2.25m0—

Council rating valuations: the council's figure for apportioning rates, not a market appraisal.

France Road compared with Bluff Hill

France Road's median council value is 9% below Bluff Hill's.

France RoadBluff HillNapier
Median council value$790k$870k$700k
Median section722 m²674 m²680 m²
Median year built192019301970
Council value per m² of floor$5k$5k$5k

France Road house prices over time

Median sale price by year; 2025 is the year so far. A year with fewer than two sales has no bar.

2016: too few sales to say (1 sale)20162017: too few sales to say (1 sale)2018: $515k (2 sales)$515k20182019: too few sales to say (1 sale)2020: $822k (3 sales)20202021: too few sales to say (1 sale)2022: too few sales to say (1 sale)20222024: $650k (2 sales)2025: $835k (2 sales, this year so far)$835k2025
Sales by year as a table
YearSalesMedian pricePer m² floor
20252$835,000$5,278
20242$650,000$4,902
20221$725,000$4,028
20211$2,850,000$6,013
20203$822,000$4,823
20191$755,000$4,719
20182$514,500$3,710
20171$115,000$1,949
20161$390,000$1,970

Recent sales on France Road

  • 28 France Road$940,00024 May 2025 · 2 bed · 140 m² floor · 1,012 m² land
  • 18 France Road$730,00026 Apr 2025 · 4 bed · 190 m² floor · 611 m² land
  • 8 France Road$590,00016 Sept 2024 · 3 bed · 140 m² floor · 721 m² land
  • 4A France Road$710,00027 Mar 2024 · 3 bed · 127 m² floor · 490 m² land
  • 16 France Road$725,0005 Oct 2022 · 3 bed · 180 m² floor · 718 m² land
  • 1 France Road$2,850,0005 Mar 2021 · 5 bed · 474 m² floor · 4,682 m² land
  • 30 France Road$1,105,00013 Nov 2020 · 4 bed · 259 m² floor · 1,084 m² land
  • 4A France Road$612,50022 Aug 2020 · 3 bed · 127 m² floor · 490 m² land
  • 24 France Road$822,00023 Jan 2020 · 3 bed · 147 m² floor · 660 m² land
  • 19 France Road$755,00016 Apr 2019 · 2 bed · 160 m² floor · 878 m² land
  • 24 France Road$637,0004 Oct 2018 · 3 bed · 147 m² floor · 660 m² land
  • 4A France Road$392,0009 Feb 2018 · 3 bed · 127 m² floor · 490 m² land
  • 14 France Road$115,0001 Jun 2017 · 59 m² floor · 741 m² land
  • 22 France Road$390,00029 Jun 2016 · 4 bed · 198 m² floor · 776 m² land
  • 32 France Road$387,50025 Oct 2015 · 3 bed · 86 m² floor · 353 m² land
  • 10 France Road$150,00017 May 2015 · 2 bed · 150 m² floor · 606 m² land
  • 2 France Road$287,00029 Apr 2015 · 3 bed · 130 m² floor · 582 m² land
  • 19 France Road$419,42515 Apr 2015 · 2 bed · 160 m² floor · 878 m² land
  • 30 France Road$690,00020 Jan 2014 · 4 bed · 259 m² floor · 1,084 m² land
  • 25 France Road$561,5007 Dec 2013 · 4 bed · 191 m² floor · 794 m² land

The homes on France Road

France Road has 30 houses. More were built in the 1920s than in any other decade (30%).

1880s: 1 (1 home)11900s: 5 (5 homes)1900s1910s: 3 (3 homes)1920s: 8 (8 homes)81920s1930s: 3 (3 homes)1950s: 2 (2 homes)1950s1970s: 1 (1 home)1990s: 2 (2 homes)1990s2000s: 1 (1 home)2020s: 1 (1 home)12020s

Building and resource consents on France Road

3building consents in the last 5 years
  • 14 France Road1 May 2026 · Building consentExterior window schedule. Roof pitch of bathrm wing changed from 2deg to 5deg. Additional floor joists on mezzanine above staircase for extra cupboard., ps1 documentation for portal to foundation desi
  • 14 France Road1 Nov 2024 · Building consentConstruct retaining wall
  • 18 France Road1 Jul 2024 · Building consentProposed add & renovation

Sales and valuations as at 11 September 2026, from council and LINZ records. Medians resting on fewer than 3 sales are not shown.