As we move into 2026, the Bream Bay property market continues to show resilience and steady demand across its coastal suburbs. Buyers and investors are taking a measured and confident approach, while sellers are being rewarded when homes are well presented and accurately priced. With lifestyle appeal, improving local infrastructure and ongoing employment confidence, the next six months are shaping up as a constructive period for the market.
This update explores what lies ahead for Ruakaka, One Tree Point and Waipu, and what it means whether you are buying, selling or investing.
Across Bream Bay, buyer enquiry remains consistent, particularly for homes that offer coastal lifestyle benefits or are move in ready. Well marketed properties are seeing good levels of engagement, with average days on market sitting around six weeks for quality listings as at mid to late 2025.
Median prices reflect the differing character of each suburb:
Ruakaka median prices through 2025 generally ranged between $795,000 and $810,000, offering strong value for coastal living.
One Tree Point continues to attract a premium, with median prices commonly sitting around $880,000 to $900,000, driven by marina access and water views.
Waipu remains one of the most tightly held markets in the area, with medians often exceeding $1,025,000, particularly for village and beachside properties.
Across all three suburbs, modern homes, well maintained family properties and lifestyle focused listings are performing best.
Lifestyle remains the primary driver for buyers moving into Bream Bay. Easy access to beaches, open spaces and a relaxed coastal environment continues to attract both locals and buyers relocating from Auckland and other parts of the upper North Island. Proximity to Whangarei also adds practical appeal for work, schooling and services.
Ruakaka continues to appeal to first home buyers, families and investors thanks to its comparatively accessible price point and broad housing stock. Rental demand remains steady, with well presented properties attracting tenants quickly. This has helped support solid rental returns for investors.
One Tree Point remains one of the most desirable lifestyle locations in Bream Bay. The marina, coastal walkways and modern housing stock underpin strong buyer demand. Weekly rents in the suburb are commonly in the high six hundreds, supporting healthy yields when matched with quality properties.
Waipu continues to attract buyers looking for village character, coastal proximity and long term value. Homes in desirable streets or close to Waipu Cove often see strong competition, particularly when supply is limited.
Confidence around employment linked to the wider port and industrial precinct continues to support long term demand in the area. While some developments progress gradually, the broader economic outlook remains positive and contributes to buyer confidence across Bream Bay.
Ongoing upgrades to town centres, public facilities and community infrastructure, particularly in Ruakaka, are improving everyday livability. These enhancements strengthen the appeal of the area for families and retirees alike and support long term property values.
Spring and summer traditionally bring increased buyer activity, and the coming months are expected to follow this trend. More listings typically come to market during this period, matched by stronger enquiry levels and open home attendance.
The market is expected to remain balanced rather than overheated. While sharp price growth is unlikely, well priced homes in sought after locations should continue to achieve strong results. Buyers remain value focused and informed.
Days on market are likely to remain steady for correctly priced properties. Homes that are overpriced or require significant work may take longer to sell, reinforcing the importance of realistic pricing and presentation.
Rental demand across Bream Bay remains resilient. Investors continue to see consistent tenant interest, particularly in Ruakaka and One Tree Point, where lifestyle and employment proximity intersect.
Secure finance approval early so you can act decisively.
Study recent local sales rather than relying on broader regional trends.
Focus on quality, location and long term livability.
Consider how infrastructure and lifestyle factors align with your future plans.
Presentation is critical in a value conscious market.
Price your property based on current buyer expectations, not past peaks.
Spring and summer provide excellent exposure if timed well.
Highlight lifestyle benefits such as beach access, marina proximity and community features.
Is now a good time to buy in Bream Bay?
Yes. Buyers who are well prepared can take advantage of steady supply and a more balanced market while still securing quality coastal property.
Which suburb offers the best value?
Ruakaka generally offers the most accessible entry point, while One Tree Point delivers strong lifestyle appeal and rental demand. Waipu suits buyers seeking premium village and coastal living.
How long are homes taking to sell?
Well priced and well presented homes are commonly selling within six to eight weeks, depending on location and condition.
Are rental yields still attractive?
Rental yields remain solid, particularly for modern and well located homes in Ruakaka and One Tree Point.
Will infrastructure growth impact prices?
Infrastructure and employment growth support long term confidence, though price impacts tend to occur gradually rather than immediately.
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