There were 122 consents approved, valued at $61.5 million total.<\/p>\n
Cotality chief property economist Kelvin Davidson said there were 2363 homes in \u014cmokoroa and its median property value was $1m.<\/p>\n
This value was calculated using a hedonic index derived from estimated values of property characteristics such as bedrooms and bathrooms.<\/p>\n
Earthworks on the \u014cmokoroa town centre were underway, but the council had not received any building consent applications.<\/p>\n
The town centre was previously reported to be planned as a mixed-use retail and commercial precinct <\/a>with medium-density residential units and visitor accommodation.<\/p>\n The Government has set aside land to build a primary school and a secondary school<\/a> on Prole Rd, although start dates have not been confirmed.<\/p>\n Ministry of Education chief executive for school property Jerome Sheppard said there was enough capacity across the schooling network for primary and secondary students from \u014cmokoroa.<\/p>\n NZ Transport Agency Waka Kotahi (NZTA) said the Takitimu North Link would triple the lane capacity<\/a> between \u014cmokoroa and Tauranga.<\/p>\n Stage two of the project received fast-track approval in March<\/a>, while stage one was expected to be finished in 2028.<\/p>\n Travel time on the road network was expected to be 15 minutes \u2013 a 25% to 50% improvement from current travel times.<\/p>\n \u014cmokoroa amenities<\/p>\n Schools: \u014cmokoroa Point School, \u014cmokoroa No 1 School. Nearby are Te Puna School, Whakam\u0101rama School, Pahoia School. Zoned for Katikati College, Tauranga Boys\u2019 College, Tauranga Girls\u2019 College, \u014ct\u016bmoetai College.<\/p>\n Doctors: \u014cmokoroa Medical Centre.<\/p>\n Shopping: The Village and \u014cmokoroa Town Centre (under construction).<\/p>\n Tauriko<\/p>\n Buyers with larger budgets seeking larger sections were opting for Tauriko homes.<\/p>\n Stats NZ data showed there were 2481 private dwellings in the areas referred to as Tauriko, Pyes P\u0101 West and Pyes P\u0101 North West.<\/p>\n Its population figures showed 7750 people lived across those three areas.<\/p>\n Eves The Lakes branch manager Sarah Dale said her first-home buyers had \u201chealthy budgets\u201d and could spend into the $1m range.<\/p>\n \u201cThey\u2019re not always looking at that entry-level price point.\u201d<\/p>\n She said Tauriko homes under $850,000 were rare.<\/p>\n The branch had only seen seven sales under $850,000 for a three-bedroom Tauriko home in the last six months.<\/p>\n She said families moving into the area were choosing larger sections and double garages.<\/p>\n \u201cWe often see our single garage listings sit on the market for longer.\u201d<\/p>\n Dale said there were new build opportunities with Classic Builders\u2019 Kennedy Ridge development and Tauriko Riverside<\/a>.<\/p>\n She said buyers were price-sensitive at the moment.<\/p>\n \u201cPeople seem to be really concerned about whether they\u2019re overpaying or what\u2019s going to happen in the market.<\/p>\n \u201cAre prices going to drop further with interest rates rising? What\u2019s going to happen with the election? People seem to be putting a lot of thought into it at the moment.\u201d<\/p>\n Average house-and-land packages in Classic Builders\u2019 Kennedy Ridge Tauriko subdivision were a house size of 125sq m to 180sq m and a section size of 270sq m to 330sq m, priced at $850,000 to $950,000.<\/p>\n Tauranga City Council regulatory and community services general manager Sarah Omundsen said P\u0101p\u0101moa and Tauriko were \u201cthe most prominent areas of growth\u201d in Tauranga based on consent data.<\/p>\n She said terraced housing currently made up the largest share of new residential consents.<\/p>\n Omundsen said the council had also seen more large subdivision applications<\/a> for future housing developments.<\/p>\n Cotality property data showed homes in the suburb had a median value of $1.8m.<\/p>\n Tauriko amenities<\/p>\n Schools: Pyes P\u0101 School, Taumata School, Tauriko School, ACG Tauranga, Aquinas College. Zoned for Tauranga Girls\u2019 College, Tauranga Boys\u2019 College.<\/p>\n Doctors: Family Doctors The Lakes, Family Doctors Pyes P\u0101.<\/p>\n Shopping: Tauranga Crossing, The Lakes Shopping Village, Pyes P\u0101 Shopping Centre. <\/p>\n P\u0101p\u0101moa<\/p>\n Affordability, infrastructure and coastal living were attracting buyers to P\u0101p\u0101moa.<\/p>\n P\u0101p\u0101moa Beach was home to 37,910 people in 2025, making it the largest suburb in Tauranga.<\/p>\n It had climbed by 14,920 since 2015, and its annual population change since then had been between 2% and 5%.<\/p>\n Eves Bay of Plenty general manager Mark Leach said P\u0101p\u0101moa\u2019s coastal lifestyle was a \u201cdrawcard\u201d.<\/p>\n Leach said buyers got good value for money in P\u0101p\u0101moa and Tauriko.<\/p>\n \u201cIt\u2019s a smaller market \u2013 you are buying newer, but you are also buying smaller.\u201d<\/p>\n Property Brokers regional manager Simon Short said P\u0101p\u0101moa\u2019s general entry price point ranged from $800,000 to $950,000 depending on whether the property was in the east or south.<\/p>\n \u201cAffordability drives demand and there\u2019s a lot more affordability in P\u0101p\u0101moa East than other locations.\u201d<\/p>\n He said the appetite for P\u0101p\u0101moa East<\/a> would continue with infrastructure investment.<\/p>\n \u201cThe expressway adds value for commuters coming and going from P\u0101p\u0101moa East. It adds a lot of connectivity to that area.\u201d<\/p>\n He said Property Brokers had received a lot of interest from Aucklanders wanting a \u201cchange of pace\u201d and \u201cmore bang for buck\u201d.<\/p>\n The average Classic Builders house-and-land package in P\u0101p\u0101moa\u2019s East Quarter sold for $840,000. The house size was 120sq m to 135sq m, and the section size was 255sq m to 340sq m.<\/p>\n Loan Market mortgage adviser Karen Raggett said first-home buyers were seeking P\u0101p\u0101moa homes<\/a> more than in \u014cmokoroa or Tauriko.<\/p>\n P\u0101p\u0101moa\u2019s coastal location and affordability influenced this trend.<\/p>\n Raggett said clients needed a household income of $140,000 to buy in P\u0101p\u0101moa.<\/p>\n Some clients were pooling money together to enter the property market.<\/p>\n \u201cYou\u2019ve got brothers and sisters, friends, and families buying together now just to get into the market.\u201d<\/p>\n Cotality property data showed there were 11,226 properties in P\u0101p\u0101moa Beach and 1553 in P\u0101p\u0101moa.<\/p>\n P\u0101p\u0101moa amenities<\/p>\n Schools: Tahitai Coast, P\u0101p\u0101moa Primary, Te Akau ki P\u0101p\u0101moa Primary, Golden Sands Primary, Suzanne Aubert Catholic School, Te Manawa o P\u0101p\u0101moa School, and P\u0101p\u0101moa College.<\/p>\n Doctors: P\u0101p\u0101moa Pines Medical, P\u0101p\u0101moa Beach Family Practice, Palm Springs Medical Centre, Tara Road Accident and Medical Centre, Tend P\u0101p\u0101moa Medical Centre, and The Doctors P\u0101p\u0101moa.<\/p>\n Shopping: P\u0101p\u0101moa Plaza, Fashion Island, Excelsa Centre, and The Sands (under construction).<\/p>\n Why one family chose P\u0101p\u0101moa<\/p>\n Nurse practitioner intern Jackson Jose and his family chose P\u0101p\u0101moa for its lifestyle when they moved from Whanganui last year.<\/p>\n They bought a 2021 build in P\u0101p\u0101moa East for $945,000.<\/p>\n Jose moved to the Bay of Plenty a year before his family to search for their dream home.<\/p>\n He and his wife Sonal Jose looked at properties in Welcome Bay and Tauriko.<\/p>\n He said the Welcome Bay price range was better, but they settled on P\u0101p\u0101moa for lifestyle benefits. <\/p>\n \u201cIt was worth it,\u201d Jackson Jose said.<\/p>\n \u201cIt\u2019s closer to the beach and much safer for the kids. It\u2019s well lit at night, and they can go for walks or bike rides.\u201d<\/p>\n Jose works at Bayfair Doctors, which is a 10-minute commute from his home using the new P\u0101p\u0101moa East interchange<\/a>.<\/p>\n He said it made sense to buy a home near the under-construction The Sands town centre<\/a>.<\/p>\n The $1 billion development\u2019s New World supermarket opened in 2024.<\/p>\n His two youngest children \u2013 Catherine Jose, 7, and Joshua Jose, 11 \u2013 attend Golden Sands School, while his eldest \u2013 Sophia Jose, 13 \u2013 attended P\u0101p\u0101moa College.<\/p>\n He said the family would have moved 10 years ago if they had known about P\u0101p\u0101moa East.<\/p>\nProle Rd land designated for schools in \u014cmokoroa. Photo \/ Alex Cairns<\/p>\n
An aerial shot of land allocated for Classic Developments’ Riverside housing development in Tauriko West.<\/p>\n
Catherine Jose (from left), 7, Sophia Jose, 13, Sonal Jose and Joshua Jose, 11. Photo \/ Jackson Jose<\/p>\n