Aerial · LINZ aerial
Title boundary · 183 m² · LINZ
Unclaimed

42 Arrow Close, Papamoa

Tauranga City

$475,000

  • 2
  • 1
  • 1
  • 84m²
  • 183 m²
  • House
  • 1 Lounge
  • 1 Garage
Roof
Concrete Tile
Exterior
Brick

Modern Coastal Living for over 55s

The Dunes Lifestyle Village is a modern, over 55 community at Papamoa Beach, offering secure, easy living in a well maintained environment. This near new two bedroom unit is an ideal option for singles or couples wanting a comfortable home with minimal upkeep.

Built in 2021 by Golden Homes, the open plan layout brings together the kitchen, dining, and living areas in a practical, light filled space. A heat pump provides year round comfort, and the neutral colour palette and quality finishes give the home a clean, modern feel.

The kitchen features contemporary cabinetry, good storage, and quality appliances. Both bedrooms are peaceful, well sized rooms designed for everyday comfort.

A private patio area extends the living outdoors, offering a sunny space to enjoy Papamoa’s climate without the need for extensive maintenance.

The leasehold ownership structure provides a low entry point, allowing buyers to free up capital while still securing a home in a desirable coastal setting.

This property offers a relaxed and friendly environment, with Papamoa Beach, The Sands Town Centre, New World, Papamoa Plaza, cafés and other everyday amenities all within easy reach.

Open homes 1

Sun, 8 Nov11:30 am – 12:00 pm
.ics
OwnBetter estimate
$457k
Medium confidence

We estimate it would sell for $457,000 as at 5 October 2026, in a range of $391,000 to $520,000.

Typical home in Papamoa
$852k
The median of our estimates of its 1,456 homes
How we worked this out
Council valuation, May 2023$450,000
Market movement in Tauranga City since the council valuation+3.1%
How Papamoa sells against council values+1.9%
Homes of this age in Papamoa+0.7%
Homes in this price range−3.1%
Land as a share of the value+1.0%
Nearby recent sales (15)−2.0%
Our estimate$457,000

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.

My notes
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What it costs to live here

Home expense estimates

—a month, all in

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

42 Arrow Close as a rental

Rent estimate$515/wk$440–$590 · Little evidence
Gross yield5.9%$26,780 a year on $457k
Net yield4.8%After $4,738 of costs
Cash flow+$55/wk30% deposit, interest only at 6.00%
Line
Price Our estimate
Deposit
Interest rate
Rent a week our estimate $515
Property manager
Rent, 52 weeks$26,780
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$22,042
Interest $319,900 at 6.00%, interest only−$19,194
Cash flow before tax+$2,848
Cash flow a week+$55
Gross / net yield on the price5.9% / 4.8%
Return on equity cash flow on the deposit, before tax2.1%
Loses money above this interest rate, before tax6.89%
Type over any figure, add your own lines, or add a scenario to compare.

The rent covers the interest at rates up to 6.89%. That is 2.1% a year on a $137k deposit. A guide before tax and capital growth, from our estimates; not financial advice.

Property data

  • Floor area84 m²
  • Land area183 m²
  • Decade built2020s
  • Bedrooms3
  • Bathrooms1
  • Parking1 car space
  • Property categoryUse not published
  • CouncilTauranga City
  • Valuation #6943-21155-AQ
  • Valuation date1 May 2023

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 number994975
  • Title typeLeasehold
  • Legal descriptionArea 21 Deposited Plan 561175
Registered instrumentsChecking the register… See the title summary →

Owner names and the parties to each instrument are not published on this page. Order the record of title to see them.

Getting around

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Building consents

We hold no building consents for this property yet. The council may hold records we have not seen.

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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.

Reading the council's maps…

What 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 Papamoa

Tauranga City
1,988
Properties on the rating roll
1 Aug 2025
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.

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