46 properties · Bluff Hill, Napier

Roslyn Road, Bluff Hill

Roslyn Road in Bluff Hill has 46 properties, valued by the council between $330,000 and $4,290,000 with a median of $1,190,000 (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 $1,105,000. 1 sold in the last twelve months.

$1.19mmedian council valuation
$1.1mour median estimate
1sold in the last 12 months
1960median year built
NapierBluff Hill ×Roslyn Road ×

46 properties on Roslyn Road, Bluff Hill

Highest and lowest on Roslyn Road

Highest-valued home5 Roslyn Road$4,290,000council valuation · 5 bed · 395 m² floor · 1,050 m² land
Lowest-valued home30A Roslyn Road$330,000council valuation · 898 m² land
Highest sale, last 12 months2 Roslyn Road$1,045,000sold 25 Sept 2025 · 4 bed · 210 m² floor · 575 m² land

Property values on Roslyn Road

The council values Roslyn Road's 43 rated properties between $330,000 and $4,290,000. The middle half sit between about $943,000 and $1,375,000; the median is $1,190,000 and the mean $1,239,070.

Lowest: $330k$330kLowest10%: $784k20%: $900k20%30%: $986k40%: $1.1m40%Median: $1.19m60%: $1.25m60%70%: $1.36m80%: $1.39m80%90%: $1.56mHighest: $4.29m$4.29mHighest
BedroomsHomesMedian council valueSold, last 12 monthsMedian sale
11$1.37m0—
21$930k0—
317$990k0—
417$1.25m1—
5+5$1.93m0—

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

Roslyn Road compared with Bluff Hill

Roslyn Road's median council value is 37% above Bluff Hill's.

Roslyn RoadBluff HillNapier
Median council value$1.19m$870k$700k
Sold in the last 12 months2.2%3.4%3.5%
Time between sales16.9 yrs8.5 yrs8.6 yrs
Median section890 m²674 m²682 m²
Median year built196019301970
Council value per m² of floor$6k$5k$5k

Roslyn 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: $735k (7 sales)$735k20162017: too few sales to say (1 sale)20172018: $999k (2 sales)20182019: $595k (4 sales)20192021: $1.4m (3 sales)$1.4m20212022: too few sales to say (1 sale)20222024: $1.01m (6 sales)20242025: $1.01m (2 sales, this year so far)$1.01m2025
Sales by year as a table
YearSalesMedian pricePer m² floor
20252$1,009,000$4,970
20246$1,005,050$4,773
20221$1,285,000$6,119
20213$1,400,000$6,452
20194$595,000$4,270
20182$998,750$4,667
20171$900,000$4,091
20167$735,000$3,463

Recent sales on Roslyn Road

  • 2 Roslyn Road$1,045,00025 Sept 2025 · 4 bed · 210 m² floor · 575 m² land
  • 13 Roslyn Road$973,0008 May 2025 · 4 bed · 196 m² floor · 986 m² land
  • 19 Roslyn Road$1,010,00011 Sept 2024 · 3 bed · 210 m² floor · 402 m² land
  • 1 Roslyn Road$1,770,0005 Jul 2024 · 3 bed · 172 m² floor · 918 m² land
  • 19A Roslyn Road$1,050,0004 Jul 2024 · 3 bed · 220 m² floor · 412 m² land
  • 14 Roslyn Road$1,000,10013 Jun 2024 · 4 bed · 265 m² floor · 890 m² land
  • 13 Roslyn Road$870,00012 Apr 2024 · 4 bed · 196 m² floor · 986 m² land
  • 30A Roslyn Road$150,00020 Feb 2024 · 898 m² land
  • 21B Roslyn Road$1,285,0009 Aug 2022 · 3 bed · 210 m² floor · 495 m² land
  • 40-42 Roslyn Road$1,562,0002 Sept 2021 · 5 bed · 250 m² floor · 2,049 m² land
  • 26A Roslyn Road$1,351,00023 Aug 2021 · 3 bed · 150 m² floor · 1,075 m² land
  • 6 Roslyn Road$1,400,00018 May 2021 · 4 bed · 217 m² floor · 1,201 m² land
  • 24 Roslyn Road$853,00023 Oct 2019 · 2 bed · 170 m² floor · 1,163 m² land
  • 40C Roslyn Road$500,0009 Aug 2019 · 1 bed · 117 m² floor · 2,568 m² land
  • 20 Roslyn Road$640,00021 Jun 2019 · 3 bed · 150 m² floor · 1,290 m² land
  • 22 Roslyn Road$550,00010 Feb 2019 · 3 bed · 140 m² floor · 1,290 m² land
  • 1 Roslyn Road$910,0005 Nov 2018 · 3 bed · 172 m² floor · 918 m² land
  • 18 Roslyn Road$1,087,50026 Oct 2018 · 4 bed · 269 m² floor · 984 m² land
  • 30 Roslyn Road$900,0008 Apr 2017 · 4 bed · 220 m² floor · 613 m² land
  • 12A Roslyn Road$245,00017 Dec 2016 · 1,001 m² land

The homes on Roslyn Road

Roslyn Road has 44 houses and 1 section. More were built in the 1920s than in any other decade (17%).

1880s: 3 (3 homes)31880s1900s: 1 (1 home)1910s: 4 (4 homes)1910s1920s: 7 (7 homes)71930s: 1 (1 home)1930s1940s: 1 (1 home)1950s: 3 (3 homes)1950s1960s: 1 (1 home)1980s: 7 (7 homes)1980s1990s: 3 (3 homes)2000s: 4 (4 homes)2000s2010s: 4 (4 homes)2020s: 2 (2 homes)22020s

How long owners stay on Roslyn Road

Homes on Roslyn Road that resold in the last five years had been held a median 16.9 years (Bluff Hill: 8.5 years).

Time between a home's sales, for 8 resales in the last five years. A home not sold since our records begin is not counted, so owners who stay longest are under-represented.

Building and resource consents on Roslyn Road

4building consents in the last 5 years
  • 40C Roslyn Road1 Feb 2026 · Building consentNew install of firenzo Napier ag freestanding woodburner
  • 40C Roslyn Road1 Mar 2024 · Building consentInterior layout/ joinery/ deck changed new carpark tiny house moved, lift added, cladding change, jonery change, channel drain added, add of small external retaining wall, introduction of the reinforc
  • 40C Roslyn Road1 Jul 2023 · Building consentInterior layout/ joinery/ deck changed new carpark tiny house moved, lift added, cladding change, jonery change, channel drain added
  • 7 Roslyn Road1 Sept 2022 · Building consentInternal alterations

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