70 properties · Springfield, Rotorua

Tihi Road, Springfield

Tihi Road in Springfield has 70 properties, valued by the council between $265,000 and $1,300,000 with a median of $775,000 (Springfield: $760,000). More of its homes were built in the 1970s than in any other decade. We estimate its homes at a median $799,000. 1 sold in the last twelve months. The highest sale in 2026 was 88 Tihi Road, at $865,000.

$775kmedian council valuation
$799kour median estimate
1sold in the last 12 months
1980median year built
RotoruaSpringfield ×Tihi Road ×

70 properties on Tihi Road, Springfield

Highest and lowest on Tihi Road

Highest-valued home93B Tihi Road$1,300,000council valuation · 4 bed · 441 m² floor · 1,109 m² land
Lowest-valued home39 Tihi Road$265,000council valuation · 381 m² land
Highest sale in 202688 Tihi Road$865,000sold 31 Jan 2026 · 4 bed · 150 m² floor · 898 m² land

Property values on Tihi Road

The council values Tihi Road's 70 rated properties between $265,000 and $1,300,000. The middle half sit between about $721,500 and $820,750; the median is $775,000 and the mean $766,071.

Lowest: $265k$265kLowest10%: $655k20%: $703k20%30%: $740k40%: $758k40%Median: $775k60%: $787k60%70%: $807k80%: $835k80%90%: $866kHighest: $1.3m$1.3mHighest
BedroomsHomesMedian council valueSold, last 12 monthsMedian sale
21$745k0—
325$740k0—
437$805k1—
5+5$820k0—

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

Tihi Road compared with Springfield

Tihi Road's median council value is about the same as Springfield's.

Tihi RoadSpringfieldRotorua
Median council value$775k$760k$580k
Sold in the last 12 months1.4%2.7%2.9%
Time between sales7.4 yrs9.3 yrs8.5 yrs
Median section882 m²875 m²842 m²
Median year built198019701970
Council value per m² of floor$4k$4k$5k

Tihi Road house prices over time

Median sale price by year; 2026 is the year so far. A year with fewer than two sales has no bar.

2016: $395k (5 sales)$395k2017: $405k (6 sales)20172018: $535k (4 sales)2019: $568k (3 sales)20192020: $685k (3 sales)2021: $857k (5 sales)$857k20212022: too few sales to say (1 sale)2023: $820k (2 sales)20232024: $599k (5 sales)$599k2026: too few sales to say (1 sale, this year so far)2026
Sales by year as a table
YearSalesMedian pricePer m² floor
20261$865,000$5,767
20245$599,000$4,349
20232$820,250$4,181
20221$765,000$4,781
20215$857,000$4,219
20203$685,000$3,571
20193$568,000$2,423
20184$535,000$3,655
20176$405,000$2,502
20165$395,000$2,060

Recent sales on Tihi Road

  • 88 Tihi Road$865,00031 Jan 2026 · 4 bed · 150 m² floor · 898 m² land
  • 9 Tihi Road$595,0001 Dec 2024 · 3 bed · 140 m² floor
  • 21 Tihi Road$635,00025 Oct 2024 · 5 bed · 170 m² floor
  • 78A Tihi Road$599,0003 Aug 2024 · 3 bed · 130 m² floor
  • 25 Tihi Road$694,00011 Jun 2024 · 3 bed · 156 m² floor · 350 m² land
  • 39 Tihi Road$185,00019 Jan 2024 · 381 m² land
  • 3 Tihi Road$845,0009 Jun 2023 · 4 bed · 290 m² floor · 1,392 m² land
  • 77 Tihi Road$795,5003 Apr 2023 · 3 bed · 146 m² floor · 809 m² land
  • 86A Tihi Road$765,00025 Aug 2022 · 3 bed · 160 m² floor
  • 101 Tihi Road$875,0008 Sept 2021 · 3 bed · 200 m² floor · 1,011 m² land
  • 71 Tihi Road$832,0007 Aug 2021 · 3 bed · 140 m² floor · 809 m² land
  • 79 Tihi Road$857,00025 Apr 2021 · 4 bed · 230 m² floor · 1,870 m² land
  • 86A Tihi Road$675,00022 Mar 2021 · 3 bed · 160 m² floor
  • 99 Tihi Road$876,09913 Feb 2021 · 4 bed · 220 m² floor · 1,019 m² land
  • 8 Tihi Road$685,00012 Jun 2020 · 4 bed · 261 m² floor · 810 m² land
  • 21 Tihi Road$607,0006 Mar 2020 · 5 bed · 170 m² floor
  • 88 Tihi Road$700,00024 Jan 2020 · 4 bed · 150 m² floor · 898 m² land
  • 104 Tihi Road$568,0004 Nov 2019 · 3 bed · 126 m² floor · 873 m² land
  • 23 Tihi Road$510,00028 Sept 2019 · 3 bed · 230 m² floor
  • 109 Tihi Road$630,00012 Apr 2019 · 4 bed · 260 m² floor · 809 m² land

The homes on Tihi Road

Tihi Road has 58 houses, 10 units and townhouses and 2 sections. More were built in the 1970s than in any other decade (47%).

1970s: 32 (32 homes)321970s1980s: 22 (22 homes)1980s1990s: 8 (8 homes)1990s2000s: 1 (1 home)2000s2010s: 5 (5 homes)52010s

How long owners stay on Tihi Road

Homes on Tihi Road that resold in the last five years had been held a median 7.4 years (Springfield: 9.3 years).

Time between a home's sales, for 9 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 Tihi Road

7building consents in the last 5 years
  • 78 Tihi Road1 Dec 2025 · Building consentInternal alt to gge - create bdrm with ensuite.
  • 39 Tihi Road1 Aug 2025 · Building consentNew dwg
  • 49 Tihi Road1 Oct 2024 · Building consentInternal alterations
  • 111 Tihi Road1 Apr 2023 · Building consentProvide jack framing (30.03.2023)
  • 111 Tihi Road1 Dec 2022 · Building consentReplace bath & shower with 2x tiled showers (25/11/22)

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