Invercargill · Invercargill City
Last sold Nov 2022
Ernest Godward, one of New Zealand’s most successful inventors, built this exuberant Queen Anne style residence in the Invercargill suburb of Windsor. Dating from around 1905-08, Rockhaven is significant for its association with Godward and its flamboyant architectural style.
Read the entry on the Heritage List →Photo: Unknown, © Shirley Walker
We estimate it would sell for $844,000 as at 5 October 2026, in a range of $722,000 to $960,000.
| Council valuation, Jul 2023 | $750,000 |
|---|---|
| Market movement in Invercargill City since the council valuation | +18.4% |
| Apartments and houses in Invercargill City | +0.1% |
| How Windsor sells against council values | −1.4% |
| Homes of this age in Windsor | −0.3% |
| Homes in this price range | −2.8% |
| Land as a share of the value | +1.1% |
| Nearby recent sales (15) | −1.6% |
| Our estimate | $844,000 |
We start from the council's rating valuation, move it by how sales in the area have moved since against their own council values, then by how properties like this one, nearby sales have done against the same arithmetic. Each step is an average of real sales. Tested every month against sales we had not seen: half land within about 6% of our estimate, and about 8 in 10 within the range. This is an automated estimate, not a registered valuation.
Sign in to rate this property, keep private notes on it and record what you think it is worth. Only you see them.
Estimates from the floor area and typical New Zealand prices, not quotes. Power, gas and internet details from the Electricity Authority and Gas Industry Co registries and Chorus.
CCB · special
KookminThe lowest rather than the highest is $163 less a fortnight — about $4,242 over the 1 year.
China Construction Bank4.49%s$1,578/fn
ICBC4.65%s$1,608/fn
Bank of China4.68%s$1,614/fn
AIA New Zealand4.99%$1,672/fn
ANZ Bank New Zealand4.99%s$1,672/fn
ASB Bank4.99%$1,672/fn
Bank of Baroda4.99%$1,672/fn
Police Credit Union4.99%$1,672/fn
Unity Credit Union4.99%s$1,672/fn
Kiwibank5.15%s$1,703/fn
Bank of New Zealand5.19%$1,710/fn
SBS Bank5.19%s$1,710/fn
The Co-operative Bank5.19%s$1,710/fn
TSB Bank5.19%s$1,710/fn
Westpac New Zealand5.19%s$1,710/fn
First Credit Union5.29%s$1,730/fnKookmin Bank Auckland Branch5.35%$1,741/fnPrincipal and interest at the lowest advertised card rate, held for the whole loan — no New Zealand rate is. A guide, not a lending offer or financial advice. How much could you borrow? · Mortgage calculator
| Line | ||
|---|---|---|
| Price Our estimate | ||
| Deposit | ||
| Interest rate 5.03% is today’s 1-year average | ||
| Rent a week our estimate $700 | ||
| Property manager | ||
| Rent, 52 weeks | $36,400 | |
| Empty between tenants 2 weeks | ||
| Property management 9.2% incl. GST | ||
| Maintenance 5% of rent | ||
| Council rates this year | ||
| Landlord insurance the building | ||
| Net income before interest | $29,960 | |
| Interest $590,800 at 5.03%, interest only | −$29,717 | |
| Cash flow before tax | +$243 | |
| Cash flow a week | +$5 | |
| Gross / net yield on the price | 4.3% / 3.5% | |
| Return on equity cash flow on the deposit, before tax | 0.1% | |
| Loses money above this interest rate, before tax | 5.07% | |
The rent covers the interest at rates up to 5.07%. That is 0.1% a year on a $253k deposit. A guide before tax and capital growth, from our estimates; not financial advice.
From the council’s rating records and the other sources noted on hover. Bedrooms and bathrooms may come from a past listing. Built is the decade the valuer records.
Owners and the parties to each instrument are not published on this page. Order the record of title to see them.
Selling this property, or the agent for it? Import the listing from your agency's site or a portal and it appears here, free: photos, price, open homes and your details, beside the council record buyers are already reading.
We hold no building consents for this property yet. The council may hold records we have not seen.
What the council has been asked to allow under the Resource Management Act. None on this property · 6 land use or subdivision consents within 250 m.
Land use consent to construct a new residence and shed that breaches site coverage and 2m northern yard setback- Residential 1 Zone
New garage to replace existing garage within 5.2m road setback and breaches recession height on southern boundary.
Application to install a new 980 litre diesel tank. Residential 1 zone.
Extending the garage within the 5.2 metre road boundary set back in Residential 1 Zone
Subdivide land into two allotments within the Domicile Sub-Area
Ministry for the Environment, National Monitoring System, July 2014 to June 2025. All resource consents
If it is yours, claiming it puts the council record, the title and what it costs you to hold in one place — and lets you put your lending, insurance and power out to people who compete for them.
We check your name against the registered owner on the title before a claim is accepted. Nothing on this page changes for anyone else, and no provider is contacted until you ask.
What the council's published maps say about this land. A map is a model of a storm, not a record of one: a LIM or a flood report says more.
We do not hold flood maps for Invercargill City yet.
District plan zones as Invercargill City publishes them. What a site may be used for, and what may be built on it.
Source: Invercargill City Council
Councils keep registers of land used for activities on the Hazardous Activities and Industries List (HAIL) — service stations, timber treatment, orchards, landfills. A listing records how land was used, not that it is contaminated: most sites have never been tested.
Environment Southland will send what it holds on a listed site free of charge; quote the SLUS number.
Ask Environment SouthlandSee whether a granny flat fits beside the house: the Building Act exemption, the national granny flat rules and the zone’s own. Then ask builders to price the shape you pick.
Counts describe the records we hold for this territorial authority, not a market forecast. Our estimate above is automated, not a registered valuation; how it was reached is shown with it. Every council figure on this page can be checked against the council's own record.
People whose office is within 5 km of Windsor, nearest first. Taken from the REA public register -- not ranked by sales, and nobody pays to appear here.
The OwnBetter estimate is our own, from sales and council valuations, and is not a registered valuation.
A single search across NZ property records finds other titles in your name and in companies you are a director of. Most owners find at least one they had forgotten was held somewhere else.