42 Sanctuary Drive, Stoke
Nelson · Nelson City
Last sold Jun 2021
We estimate it would sell for $1,180,000 as at 5 October 2026, in a range of $1,060,000 to $1,340,000.
How we worked this out
| Council valuation, Sept 2024 | $1,160,000 |
|---|---|
| Market movement in Nelson City since the council valuation | −0.9% |
| Apartments and houses in Nelson City | −0.1% |
| How Stoke sells against council values | +1.3% |
| Homes of this age in Stoke | +1.0% |
| Homes in this price range | −1.5% |
| Land as a share of the value | +0.8% |
| Nearby recent sales (15) | −0.7% |
| Its own sale in 2021 | +1.6% |
| Our estimate | $1,180,000 |
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 and its own last sale 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.
Home expense estimates
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.
42 Sanctuary Drive as a rental
| Line | ||
|---|---|---|
| Price Our estimate | ||
| Deposit | ||
| Interest rate | ||
| Rent a week our estimate $825 | ||
| Property manager | ||
| Rent, 52 weeks | $42,900 | |
| 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 | $35,310 | |
| Interest $826,000 at 6.00%, interest only | −$49,560 | |
| Cash flow before tax | −$14,250 | |
| Cash flow a week | −$274 | |
| Gross / net yield on the price | 3.6% / 3.0% | |
| Return on equity cash flow on the deposit, before tax | −4.0% | |
| Loses money above this interest rate, before tax | 4.27% | |
The rent covers the interest at rates up to 4.27%. That is -4.0% a year on a $354k deposit. A guide before tax and capital growth, from our estimates; not financial advice.
Property data
- Floor area260 m²
- Decade built2010s
- Bedrooms4
- Bathrooms2
- Property categoryUse not published
- CouncilNelson City
- Valuation #19650-170
- Valuation date1 Sep 2024
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.
Title and land
Order a title record- Title number662820
- Title typeFreeholdGuaranteed
- Estate descriptionFee Simple, 1/1, Lot 48 Deposited Plan 476271, 631 m2
- Legal descriptionLot 48 Deposited Plan 476271
- Land area630 m²
- Title issued5 Mar 2015
- Land districtNelson
- Worth asking aboutCourt orderon this titleA court order affects this title. Ask your lawyer what it covers.
Owners and the parties to each instrument are not published on this page. Order the record of title to see them.
Listings
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.
Building consents
We hold no building consents for this property yet. The council may hold records we have not seen.
Resource consents
What the council has been asked to allow under the Resource Management Act. None on this property · 10 land use or subdivision consents within 250 m.
Within 250 m
- 11 Mar 2024Land use
Land use consent for a new 5-bedroom dwelling which breaches rules relating to the Front Yard, pedestrian access to the rear of the site, fencing, daylight admission, and terraces; and for the construction of two retaining walls which breach the earthworks rule.
245051 · Nelson City138 mGranted - 8 Mar 2024Land use
Land use consent to construct residential dwelling at Lot 39, No. 22 Canary place, within 3m of residential zone and within 3m of an open drain.
245081 · Nelson City213 mGranted - 8 Mar 2024Land use
Land use consent to construct a residential dwelling at Lot 36, No. 16 Canary place, with a breach of outdoor living court rule.
245080 · Nelson City250 mGranted - 12 Jun 2020Land use
To construct a new dwelling breaching daylight admission and access rules.
205130 · Nelson City151 mGranted - 2 Jun 2020Land use
Construction of a 3 bedroom home breaching earthworks and decks & terraces rules
205115 · Nelson City144 mGranted - 2 Jun 2020Land use
Construct a timber retaining wall supporting 1.7m cuts adjacent to the southeast and southwest boundaries
205117 · Nelson City135 mGranted
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.
Zoning and hazards
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.
The hazard maps could not be read just now.
Contaminated land
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.
Nelson City Council records these on the LIM; it will say more about a listed site on request.
Ask Nelson City CouncilWhat could you build here?
See 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.
About Stoke
10 people looked at properties in Stoke this week.
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.
Agents active in Stoke
People whose office is within 5 km of Stoke, 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.
Claim it, then find everything else you own.
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.