Estimate $1.18m – $1.57m
5
18 Skylark Rise, Todds Valley
Title boundary · 6,537 m² · LINZ
Unclaimed
56 Todd Bush Road, Todds Valley
Nelson · Nelson City
Last sold Oct 2016
OwnBetter estimate
$1.27m
Medium confidence
We estimate it would sell for $1,270,000 as at 5 October 2026, in a range of $1,140,000 to $1,450,000.
Typical home in Todds Valley
$874k
The median of our estimates of its 155 homes
$1.14mLow
$1.27mEstimate
$1.35mCouncil value
$1.45mHigh
How we worked this out
| Council valuation, Sept 2024 | $1,350,000 |
|---|---|
| Market movement in Nelson City since the council valuation | −0.9% |
| Apartments and houses in Nelson City | −0.1% |
| Homes of this age in Todds Valley | +0.2% |
| Homes in this price range | −0.3% |
| Land as a share of the value | −0.1% |
| Nearby recent sales (15) | −0.4% |
| Its own sale in 2016 | −4.1% |
| Our estimate | $1,270,000 |
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.
My notes
Sign in to rate this property, keep private notes on it and record what you think it is worth. Only you see them.
Thinking of buying?Free pre-purchase running cost report Mortgage repayments, this year’s council rates, and estimates for insurance, electricity, gas and internet at this address — saved to your watchlist.
Sign in for the free reportHome 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.
Investor insights
56 Todd Bush Road as a rental
Rent estimate$855/wk$740–$990 · Little evidence
Gross yield3.5%$44,460 a year on $1.27m
Net yield2.9%After $7,866 of costs
Cash flow−$322/wk30% deposit, interest only at 6.00%
| Line | ||
|---|---|---|
| Price Our estimate | ||
| Deposit | ||
| Interest rate | ||
| Rent a week our estimate $855 | ||
| Property manager | ||
| Rent, 52 weeks | $44,460 | |
| 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 | $36,594 | |
| Interest $889,000 at 6.00%, interest only | −$53,340 | |
| Cash flow before tax | −$16,746 | |
| Cash flow a week | −$322 | |
| Gross / net yield on the price | 3.5% / 2.9% | |
| Return on equity cash flow on the deposit, before tax | −4.4% | |
| Loses money above this interest rate, before tax | 4.12% | |
Type over any figure, add your own lines, or add a scenario to compare.
The rent covers the interest at rates up to 4.12%. That is -4.4% a year on a $381k deposit. A guide before tax and capital growth, from our estimates; not financial advice.
Property data
- Floor area223 m²
- Decade built2020s
- Bedrooms4
- Bathrooms2
- Property categoryUse not published
- CouncilNelson City
- Valuation #19470-18404
- 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 number755947
- Title typeFreeholdGuaranteed
- Estate descriptionFee Simple, 1/1, Lot 2 Deposited Plan 503435, 6,542 m2
- Land area6,537 m²
- Title issued2 Nov 2016
- Land districtNelson
Registered instruments4 registered instruments on this titleBuilding Line Restriction · Consent Notice under s221(4)(a) Resource Management Act 1991 · Mortgage See the title summary →
- Worth asking aboutNatural hazardon this titleThe council consented building work on land it considers subject to a natural hazard, such as flooding, erosion or slippage. It can affect insurance.
Owners and the parties to each instrument are not published on this page. Order the record of title to see them.
Getting around
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.
Unclaimed
Nobody is tracking this property yet
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.
Free. Takes about a minute.
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 claiming gets you
1One live recordCouncil valuation, title details and registered interests, kept current rather than gathered again every time you need them.
2Your lending in the pictureAdd what you owe, or connect the bank, and the equity and LVR stop being a calculation you redo by hand.
3Providers compete for itPut the mortgage, the insurance and the power out to people who want the business — on your terms, when you ask.
4Everything else you ownOne search finds other titles in your name and in companies you are a director of.
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 Todds Valley
Nelson City
168
Properties on the rating roll
1 Sep 2024
Last council revaluation
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.
Like Todds Valley?
Find your perfect home
Estimate $1.10m – $1.46m
4
14 Skylark Rise, Todds Valley
Estimate $1.05m – $1.33m
22 Skylark Rise, Todds Valley
Estimate $1.12m – $1.48m
66 Todd Bush Road, Todds Valley
Estimate $1.02m – $1.36m
4
12 Skylark Rise, Todds Valley
Estimate $962k – $1.28m
15 Skylark Rise, Todds Valley
Estimate $1.05m – $1.34m
3
33 Todd Valley Road, Todds Valley
Estimate $896k – $1.19m
4
19 Skylark Rise, Todds Valley
Estimate $1.26m – $1.68m
4
10 Skylark Rise, Todds Valley
Estimate $939k – $1.19m
4
74 Todd Bush Road, Todds Valley
The OwnBetter estimate is our own, from sales and council valuations, and is not a registered valuation.
Free for property owners
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.