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$390,000 CV
2
40 Shakespeare Road, Bluff Hill
35 properties sold · Napier
Property sold in Bluff Hill, Napier
Houses, townhouses, apartments and sections, farms and lifestyle blocks, and commercial and industrial sites sold in Bluff Hill, Napier in the last twelve months, latest first, with the price where it is public beside the council valuation.
$789kmedian sale, last 12 months · 40 sales · down 8%
$870kmedian council valuation
8.5 yrsmedian time between sales
22for sale now
35 properties sold in the last 12 months in Bluff Hill
$1,400,000 CV
5
60 Milton Road, Bluff Hill
$670,000 CV
2
2/3 Lighthouse Road, Bluff Hill
$930,000 CV
3
151 Milton Road, Bluff Hill
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$980,000 CV
3
18 Hukarere Road, Bluff Hill
$1,030,000 CV
3
20B Seapoint Road, Bluff Hill
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$620,000 CV
3
101 Shakespeare Road, Bluff Hill
$480,000 CV
2
85 Milton Road, Bluff Hill
$700,000 CV
3
4A Seaview Terrace, Bluff Hill
$1,310,000 CV
4
18 Sealy Road, Bluff Hill
$1,320,000 CV
3
132 Priestley Terrace, Bluff Hill
$600,000 CV
2
80 Shakespeare Road, Bluff Hill
$650,000 CV
3
3A Bay View Road, Bluff Hill
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$1,190,000 CV
5
1 Seaview Terrace, Bluff Hill
$1,160,000 CV
3
25 Seapoint Road, Bluff Hill
$1,260,000 CV
4
117 Priestley Terrace, Bluff Hill
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$700,000 CV
3
125 Shakespeare Road, Bluff Hill
$880,000 CV
3
128 Priestley Terrace, Bluff Hill
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$630,000 CV
3
153 Milton Road, Bluff Hill
$1,800,000 CV
4
135 Thompson Road, Bluff Hill
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$630,000 CV
2
79 Milton Road, Bluff Hill
$1,450,000 CV
4
11 Thompson Road, Bluff Hill
$830,000 CV
3
40 Milton Road, Bluff Hill
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$335,000 CV
3
25 Marine Parade, Bluff Hill
About Bluff Hill
Three-bedroom homes sold for a median $740k and four-bedroom homes for $1.1m. Homes sold for a median $5,130 per square metre of floor over the last twelve months. Homes in Bluff Hill change hands every 8.5 years on median, against 8.6 across Napier and 7.9 nationally. About 3.4% of its homes sold in the last twelve months.
Schools zoned for Bluff Hill
- Taikura Rudolf Steiner Schoolcomposite · Years 1-13
- Napier Central Schoolprimary · Years 1-6
- Hastings Christian Schoolcomposite · Years 1-13
- Napier Intermediateintermediate · Years 7-8
- Iona Collegesecondary · Years 7-15
- Lindisfarne Collegesecondary · Years 7-15
- St Joseph's Maori Girls' Collegesecondary · Years 7-15
- Woodford Housesecondary · Years 7-15
- Napier Girls' High Schoolsecondary · Years 9-15
- Napier Boys' High Schoolsecondary · Years 9-15
- St John's College (Hastings)secondary · Years 9-15
- Sacred Heart College (Napier)secondary · Years 9-15
Bluff Hill house prices over time
Median sale price by year, all homes; 2026 is the year so far. Bluff Hill's median sale price over the last twelve months was $789k, across 40 sales, down 8% on the twelve months before. Across Napier it was $710k.
Sales by year as a table
| Year | Sales | Median price | Per m² floor | Per m² land (est.) | Napier median |
|---|---|---|---|---|---|
| 2026 | 30 | $800,000 | $5,192 | $610 | $700,000 |
| 2025 | 50 | $830,500 | $5,306 | $516 | $720,000 |
| 2024 | 46 | $905,000 | $5,227 | $525 | $740,000 |
| 2023 | 46 | $880,000 | $5,356 | $594 | $710,000 |
| 2022 | 54 | $936,078 | $6,441 | $554 | $795,000 |
| 2021 | 55 | $1,000,000 | $6,089 | $642 | $790,000 |
| 2020 | 65 | $831,000 | $4,419 | $523 | $625,000 |
| 2019 | 69 | $670,000 | $4,474 | $432 | $543,500 |
| 2018 | 66 | $565,000 | $3,964 | $328 | $489,875 |
| 2017 | 58 | $471,562 | $3,526 | $317 | $420,000 |
| 2016 | 100 | $487,500 | $2,868 | $287 | $350,000 |
Estimated value, month by month
Our model's median estimate for homes in Bluff Hill, level over the last twelve months. An automated estimate, not a registered valuation.
Prices by bedrooms in Bluff Hill
Over the last twelve months, 2-bedroom homes sold for a median $595k, 3-bedroom homes sold for a median $740k, 4-bedroom homes sold for a median $1.1m.
| Bedrooms | Homes | Median council value | Sold, last 12 months | Median sale | Per m² floor |
|---|---|---|---|---|---|
| 1 | 20 | $675k | 0 | — | $5,457 |
| 2 | 101 | $540k | 7 | $595k | $6,167 |
| 3 | 416 | $710k | 19 | $740k | $5,010 |
| 4 | 353 | $1.07m | 11 | $1.1m | $4,976 |
| 5+ | 105 | $1.51m | 3 | — | $5,250 |
Price per square metre
Homes in Bluff Hill sold for a median $5,130 per square metre of floor over the last twelve months, land included (Napier: $5,488); the land under houses sold for an estimated $577 per square metre (Napier: $567). A sale price is not split between land and house, so the land figure gives the land the council's share of each sale — the land value as a part of the capital value at the last revaluation.
$5,130per m² of floor, land included, sales in the last 12 months
$577per m² of land, estimated from house sales in the last 12 months
$5,310per m² of floor, council capital values
$544per m² of land, council land values of houses
Recent sales in Bluff Hill
- 40 Shakespeare Road$475,00014 Jul 2026 · 2 bed · 77 m² floor · 171 m² land
- 60 Milton Road$850,0009 Jul 2026 · 5 bed · 231 m² floor · 1,739 m² land
- 2/3 Lighthouse Road$670,00030 Jun 2026 · 2 bed · 134 m² floor
- 151 Milton Road$950,00023 Jun 2026 · 3 bed · 229 m² floor · 326 m² land
- 18 Hukarere Road$965,00018 Jun 2026 · 3 bed · 171 m² floor · 832 m² land
- 101 Shakespeare Road$511,00011 Jun 2026 · 3 bed · 102 m² floor · 489 m² land
- 20B Seapoint Road$880,00011 Jun 2026 · 3 bed · 180 m² floor · 305 m² land
- 85 Milton Road$555,0005 Jun 2026 · 2 bed · 90 m² floor · 261 m² land
- 4A Seaview Terrace$675,0004 Jun 2026 · 3 bed · 120 m² floor · 273 m² land
- 18 Sealy Road$1,000,0001 Jun 2026 · 4 bed · 263 m² floor · 468 m² land
- 132 Priestley Terrace$1,060,00029 May 2026 · 3 bed · 277 m² floor · 683 m² land
- 80 Shakespeare Road$300,00028 May 2026 · 2 bed · 150 m² floor · 517 m² land
How long owners stay in Bluff Hill
Homes in Bluff Hill change hands every 8.5 years on median, against 8.6 across Napier and 7.9 nationally.
8.5 yearsmedian time between sales, Bluff Hill
8.6 yearsNapier
7.9 yearsNew Zealand
3.4%of homes sold in the last 12 months (Napier: 3.5%)
By kind: houses 8.5 years.
Time between a home's sales, for homes that resold in the last five years. A home not sold since our records begin is not counted, so owners who stay longest are under-represented.
Who lives in Bluff Hill
About 2,523 people lived in Bluff Hill at the 2023 census (up 1% since 2018); their median age was about 48 (Napier: 43); 73% of households owned their home (Napier: 70%).
2,523people, 2023 (2018: 2,487)
48median age, about (Napier: 43)
$104kmedian household income, about (Napier: $89k)
73%of households own their home (2018: 71%)
Age
- 30-64 years50%
- 65 years and over22%
- 15-29 years15%
- Under 15 years13%
Households
- One-family household (with or without other people)70%
- One-person household25%
- Other multi-person household5%
- Two-family household (with or without other people)2%
- Three or more family household (with or without other people)0%
Ethnicity
- European89%
- Māori12%
- Asian4%
- Middle Eastern/Latin American/African2%
- Other Ethnicity2%
- Pacific Peoples2%
Where people were born
- New Zealand73%
- United Kingdom and Ireland10%
- Europe (excl United Kingdom and Ireland)4%
- Asia4%
- Middle East and Africa3%
- Australia2%
- North America2%
- Other1%
Household income
- $100,001-$150,00020%
- $200,001 or more18%
- $30,001-$50,00014%
- $70,001-$100,00013%
- $150,001-$200,00013%
- $50,001-$70,00011%
- $20,001-$30,0007%
- $20,000 or less3%
Dwellings
- Separate house78%
- Joined dwelling21%
- Non-private dwelling0%
- Other private dwelling0%
Highest qualification
- Bachelor degree and Level 7 qualification21%
- Post-graduate and honours degrees10%
- Level 2 certificate10%
- Level 3 certificate10%
- Level 1 certificate9%
- Level 4 certificate8%
- No qualification8%
- Level 6 diploma7%
Stats NZ Census 2023 and 2018, summed over the census areas inside Bluff Hill. Medians are approximate: Stats NZ publishes them per area and they cannot be added up exactly.
Real estate agents selling in Bluff Hill
29 agents have been credited on a sale or a live listing in Bluff Hill in the last two years. Those with the most:
- Damian SweetappleNZ Sotheby's International Realty (SHB)7 sales here
- James HaggertyNZ Sotheby's International Realty (SHB)7 sales here
- Kassie SwinburneNZ Sotheby's International Realty (SHB)7 sales here
- Neal AndersenNZ Sotheby's International Realty (SHB)5 sales here
- Leon DearTremain Real Estate4 sales here
- John KnightRay White Hawke's Bay4 sales here
- Brayden ColdicuttHarcourts Napier4 sales here
- Tracey CampbellRay White Hawke's Bay3 sales here
- Joseph SkeltonBayleys (Eastern Realty)3 sales here
- Chloe KingProperty Brokers Napier2 sales here
- Angela JamesonBayleys (Eastern Realty)2 sales here
- Daniel WheelerHarcourts Napier2 sales here
All 29 real estate agents in Bluff Hill, with their recent sales and which agencies sell the suburb.
Counted from sales records that name the agent, and from current listings. A count of activity, not a rating.
Building and resource consents in Bluff Hill
15building consents in the last 12 months ($1.03m of work)
- 135 Thompson Road1 Jul 2026 · Building consentRemediation work to existing dwg
- 108 Priestley Terrace1 Jul 2026 · Building consentExisting toilet not removed as per consented drawings & adjacent shower room added. Existing kitchenette updated only
- 65 Shakespeare Road1 Jun 2026 · Building consentNew install of metro wee rad leg freestanding woodburner
- 24B Clyde Road1 Jun 2026 · Building consentExtension of existing deck, remedial work & new stairs
- 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
Search building consents in Bluff Hill and see Stats NZ's count of new homes there.
Sales and valuations as at 18 September 2026, from council and LINZ records. Figures resting on fewer than 5 sales are not shown.
Property sold by street in Bluff Hill
About property sold in Bluff Hill, Napier
Every property in Bluff Hill, Napier, whether it is for sale or not: homes, sections, farms, lifestyle blocks, shops, offices and industrial land. Each is listed from the council rating roll and Toitū Te Whenua LINZ, with the listing beside it when an agent is marketing it.
Sales come from the council valuation roll and the listings that preceded them. Each opens on the property’s own page, with its full sales history, our estimate of its value today and its title.
Each property has its own page: our estimate of its value beside the council rating valuation, past sale prices, the title and land area, zoning and hazards, building consents, and what it would cost to own.
Listings are published by the agents who market them. Addresses, land details and rating valuations come from Toitū Te Whenua Land Information New Zealand and from the council. No ownership information is published.
Header photo: Colin Watts on Unsplash (licence).