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Renting, flatting and landlords questions, answered
Rent affordability and flatmates, bonds, rental yield, healthy homes, boarders and the sums a landlord runs.
Every answer below is taken from the calculator or guide that works the number out, and each heading links back to it so you can put your own figures in. Nothing here is advice, and where a rate or threshold applies the page that owns the answer holds the current figure.
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NZ Rent vs Buy Calculator 2026
Is it cheaper to rent or buy in New Zealand right now?
In most New Zealand cities, the monthly cost of owning a home is higher than renting an equivalent property. A $750,000 home with a 20% deposit at 6.5% interest has a mortgage payment of around $3,800 per month, plus rates, insurance, and maintenance bringing the total to approximately $5,200 per month. A similar rental property might cost $2,500 per month. However, the mortgage payment builds equity and the property appreciates in value over time, which changes the long-term picture. Renting is cheaper month-to-month for most people; buying builds more wealth over the long term in most scenarios.
How much deposit do I need to buy a house in New Zealand?
Most NZ banks require at least a 20% deposit to approve a standard home loan without additional restrictions. On a $750,000 property that is $150,000. First home buyers may be able to borrow with as little as 5% through the First Home Loan scheme (eligibility criteria apply), though a 10% to 20% deposit is more realistic for most buyers. A higher deposit reduces your LVR and can give you access to better interest rates.
Can I use KiwiSaver to buy my first home in New Zealand?
Yes. If you have contributed to KiwiSaver for at least three years, you can withdraw your balance (minus $1,000) for a first home purchase in New Zealand. Both employee and employer contributions are eligible. You apply through your KiwiSaver provider and the funds go directly to your solicitor at settlement. The process typically takes two to three weeks.
What are the hidden costs of buying a house in New Zealand?
Beyond the deposit, buyers in NZ typically face $3,000 to $4,500 in upfront costs (legal fees, building inspection, LIM report, mortgage registration), plus ongoing annual costs including council rates (typically 0.3% to 0.6% of property value), building insurance ($1,500 to $3,000), and maintenance (estimated at 1% of property value per year). Apartment buyers also pay body corporate levies. These costs are invisible in a simple mortgage vs rent comparison but are included in this calculator.
How long does it take for buying to beat renting in NZ?
This depends heavily on your specific situation, but for a typical NZ buyer with a 20% deposit and property appreciating at 4.5% per year, buying tends to produce a higher net worth than renting from around year 7 to 10. If rent is closer to the cost of ownership, or property appreciation is higher, the break-even can come much sooner. Run the calculator with your specific numbers to find your break-even year.
What happens if I do not plan to stay long?
If you plan to sell within five years or fewer, renting is often better financially due to the transaction costs on both entry (buying) and exit (selling, including agent commissions of 2.5% to 3.5% of the sale price plus legal fees). Short holding periods make it very difficult for property appreciation to cover these costs. The calculator uses a time horizon to model this, but does not currently include selling costs, which would push the break-even year out further for short holds.
Early Possession and Rent-Back Calculator NZ
Can I move in before settlement?
Only if the vendor agrees and the arrangement is documented properly. It is not a right and it is not automatic. Taking possession before settlement means occupying a property you do not yet own, which raises questions about who insures it, who is liable if something goes wrong, and what happens if settlement then fails. Every one of those needs to be answered in writing before the keys change hands.
What is a rent-back?
The reverse arrangement, where the vendor stays in the property after settlement, typically because their own purchase settles later. Ownership has passed, so the vendor is now occupying someone else's house and normally pays for the privilege. The same questions about insurance, liability and what happens if they will not leave apply, in the other direction.
How is occupation rent usually calculated?
Two conventions are common and they give different answers. The interest method charges a rate on the purchase price for the days of occupation, on the logic that one party has the use of the property while the other is out of their money. The market rent method charges what the property would let for. Which is used is a matter of negotiation, and knowing both numbers is what makes that negotiation informed rather than arbitrary.
Who insures the property during early possession?
This is the question that matters more than the money, and it has no default answer. The vendor still owns the property and normally still insures it, but their insurer may not cover a dwelling occupied by someone else, and the purchaser's policy will not usually start until settlement. Both parties need to tell their insurers what is happening and get the position confirmed in writing before occupation begins.
What if settlement then falls through?
This is the reason many solicitors advise against early possession altogether. A purchaser who has moved in and cannot settle is occupying a house they do not own, and removing them is considerably harder than never having let them in. The vendor is left with a property they cannot market, potentially damaged, and an occupant with no obligation to leave quickly. If early possession is going ahead, the agreement needs to say precisely what happens in that event.
NZ Flatting Costs Calculator 2026
How much does it cost to flat in NZ per week?
The total weekly cost of flatting in New Zealand typically ranges from $250 to $450 per person, depending on location. This includes your share of rent ($150-$300), power ($15-$25), internet ($10-$15), water ($5-$10), contents insurance ($5-$8), and groceries ($60-$90). Auckland and Wellington are the most expensive cities. Smaller towns and provincial areas are significantly cheaper.
What are the upfront costs of moving into a flat?
When moving into a flat, you need to budget for bond (maximum 4 weeks rent, held by Tenancy Services), rent in advance (maximum 2 weeks), contents insurance (annual premium), and any moving costs. Letting fees have been banned since December 2018. For a room at $250/week, expect upfront costs of approximately $1,500 to $2,000.
How do flatmates typically split bills?
Most NZ flats split power, internet, and water evenly between all flatmates. If a couple shares one room, they typically pay 1.5 times a single person's share. One person usually has the utilities in their name and others pay their share weekly or fortnightly via bank transfer. It is a good idea to agree on the split method before moving in.
Do I need contents insurance when flatting?
Contents insurance is strongly recommended. Your landlord's insurance does not cover your personal belongings. A basic contents policy for a flatmate costs approximately $200 to $400 per year ($4 to $8 per week) and covers your possessions against theft, fire, and natural disaster. Some policies also cover accidental damage and temporary accommodation if the flat becomes uninhabitable.
How much should I budget for groceries when flatting?
A single person flatting should budget approximately $60 to $90 per week for groceries at a moderate spending level. This covers home-prepared meals with reasonable variety. Budget-conscious flatters can manage on $45 to $60 per week by meal planning, buying seasonal produce, and using store brands. Grocery costs are typically not shared between flatmates unless you have a communal food arrangement.
NZ Landlord Insurance Calculator 2026
How much does landlord insurance cost in NZ?
Landlord insurance in NZ typically costs between $1,200 and $5,000 per year depending on the property value, location, cover level, and excess chosen. As a rule of thumb, budget 4-8 weeks of annual rent for comprehensive landlord insurance. For example, a $700,000 property in Auckland with standard cover and $500 excess costs approximately $2,400-$4,000 per year. Wellington properties face 20-25% higher premiums due to earthquake risk.
Does landlord insurance cover methamphetamine contamination?
Most NZ landlord policies now include methamphetamine contamination cover, typically capped at $30,000 per event for testing, decontamination, and repair. The uninhabitable threshold is 30 micrograms per 100cm2, but most insurers require cleaning to 15 micrograms. Actual decontamination costs can exceed the $30,000 cap, especially for structural strip-outs. Conditions include regular inspections (every 3-6 months), baseline meth testing before tenancies, and pre-approval of contractors. Loss of rent during decontamination is only covered if the property reaches the uninhabitable threshold.
What is the difference between landlord insurance and standard house insurance?
Standard house insurance covers the building for events like fire, flood, earthquake, and storm damage. It does NOT cover tenant-specific risks: deliberate tenant damage, loss of rent, methamphetamine contamination, or tenant default. Landlord insurance adds these tenant-specific protections on top of standard building cover. Most insurers exclude or limit cover when a property is tenanted unless a landlord-specific policy is in place. Using standard house insurance on a rental property can leave you uninsured for the most common landlord claims.
Does landlord insurance cover loss of rent?
Yes, but the triggers and limits vary significantly between providers. Most policies cover lost rent for up to 8-12 months when the property is uninhabitable due to an insured event (fire, flood, storm). Some policies also cover 8 weeks of rent if the tenant defaults on payment and you begin the Tenancy Tribunal process. Coverage for rent loss due to meth contamination is typically only triggered if the property reaches the 30 microgram uninhabitable threshold. Always check your specific policy for triggers, limits, and exclusions.
What are the landlord obligations for valid insurance claims?
NZ landlord insurance policies require you to meet certain obligations as conditions of cover. These typically include: conducting regular property inspections every 3-6 months (documented with photos), conducting baseline meth tests before each new tenancy (recommended), maintaining the property in reasonable condition, responding to maintenance requests promptly, disclosing insurance details including excess in the tenancy agreement, and not allowing commercial activities (including Airbnb subletting) without insurer approval. Failure to meet these obligations can result in declined claims.
NZ Rental Property Cash Flow Calculator 2026
Is mortgage interest 100% deductible for NZ rentals in 2026?
Yes. Full interest deductibility was restored on 1 April 2025 for ALL residential rental properties, regardless of when you purchased them or when you drew down the loan. This reverses the Labour-era interest limitation rules that had phased out deductions between 2021 and 2024. New builds (Code Compliance Certificate issued on or after 27 March 2020) have had 100% deductibility throughout the transition period. For the year ending 31 March 2026 and onwards, you can deduct every dollar of rental mortgage interest.
What is ring-fencing of rental losses?
Under sections EL 1-20 of the Income Tax Act 2007, rental losses from residential properties cannot offset your other income (salary, wages, business income). Instead, the loss is 'ring-fenced' and carried forward to offset future rental income from the same property, portfolio, or a taxable disposal (e.g. bright-line gain). Ring-fencing still applies in 2026 even with full interest deductibility restored. The choice between portfolio ring-fencing (losses pooled across all rentals) and individual-property ring-fencing is made in your first year and cannot be changed.
Can I depreciate the building?
No. Building depreciation was removed for all buildings (including commercial) from the 2024/25 income year. Previously, commercial buildings had 2% depreciation restored between 2020 and 2024 as a Covid recovery measure, but that has also been removed. You CAN still depreciate chattels: carpet, curtains, light fittings, furniture, heat pumps, hot water cylinders, appliances, etc. See our Property Chattels Depreciation Calculator for rates and methods.
What expenses can I claim against rental income?
Allowable deductions include: mortgage interest (100% from April 2025), council rates, insurance, repairs and maintenance (not improvements), property management fees, advertising to find tenants, legal fees for preparing leases, accountant fees, chattels depreciation, travel to inspect the property (but not commuting from home), and utilities you pay (if applicable). You cannot deduct: principal repayments on the mortgage, capital improvements (these add to cost base), private expenses, or purchase-related legal fees (these go to cost base too).
What is a good rental yield in NZ?
There's no universal answer, but most NZ residential rentals have gross yields of 3% to 6% (rent divided by property value). Auckland tends to be lower (3-4%) because of high property prices. Regional centres like Palmerston North, Invercargill, and Whanganui often yield 5-7%. Net yield (after expenses) is typically 1-2 percentage points below gross. Many NZ rentals run negative cash flow in the early years, especially at today's interest rates - investors rely on capital growth rather than income. Always model both cash flow and capital scenarios before buying.
NZ Tenancy Bond Calculator 2026
How much bond can a landlord charge in NZ?
A landlord can charge a maximum of 4 weeks rent as a bond. This is set by the Residential Tenancies Act 1986. For example, if your rent is $550 per week, the maximum bond is $2,200. The landlord cannot charge more than this, even for furnished properties or properties with pets.
Where does my bond money go?
Your landlord must lodge your bond with Tenancy Services (part of the Ministry of Business, Innovation and Employment) within 23 working days of receiving it. Tenancy Services holds the bond for the duration of your tenancy. The money does not go to the landlord. If the landlord fails to lodge the bond, they can be fined up to $1,000.
How do I get my bond back?
At the end of your tenancy, either you or your landlord can apply to Tenancy Services for the bond refund. If both parties agree on how much to refund, the process is straightforward. If there is a dispute (for example, the landlord wants to keep some for damage or unpaid rent), either party can apply to the Tenancy Tribunal for a ruling. Bond refunds typically take 5 to 10 working days once approved.
Can a landlord charge a letting fee in NZ?
No. Letting fees were banned in New Zealand from 12 December 2018. Landlords and property managers cannot charge tenants a fee for finding or securing a rental property. Any letting fee charged after this date is unlawful and can be recovered through the Tenancy Tribunal.
How much rent in advance can a landlord ask for?
A landlord can ask for a maximum of 2 weeks rent in advance. Combined with the bond (maximum 4 weeks), the total upfront cost when moving in is a maximum of 6 weeks rent. The landlord cannot require more than this.
How Much Rent Should I Pay?
What is a normal rent in New Zealand?
It depends on the area more than anything else. Across the 2023 Census, regional median weekly rents run from $250 in West Coast to $550 in Auckland, and within Auckland alone area medians span $148 to $925. The published median for the specific area you are looking at, on its area page, is the honest benchmark for any asking rent.
How do I know if an asking rent is too high?
Test it against the area's Census median, remembering what the median is: what sitting tenants pay, which runs below current asking rents because rents are repriced at turnover. An asking rent near the area median is priced kindly; well above it is either a better-than-typical property or an optimistic landlord, and the median gives you the number to ask about.
What share of income should go on rent?
The old rule says under 30 per cent of gross income, and it travels badly: at low incomes even 30 per cent leaves too little behind, and in expensive cities the choice is often between breaking the rule and a long commute that costs as much as the difference. Work it from your own numbers with the rent affordability calculator, then sanity-check the result against what households actually pay in the areas you can reach.
Why use Census rents rather than current listings?
Listings show the asking price of the properties currently empty, which skews high and churns fast. The Census records what every renting household actually pays, area by area, which is the stable measure of what an area costs. Use the median to understand the area and listings to price this week's options against it.
Owner vs Renter Spending in NZ
Do owners or renters spend more on housing in NZ?
On the housing and utilities category alone, renting households averaged $502.00 a week against $506.60 for mortgaged owners in the 2023 survey. But that comparison is incomplete by construction: the survey files mortgage INTEREST outside the housing category, under other expenditure, where mortgaged owners show $417.40 against renters' $75.30. Only with both categories together do the two tenures compare honestly.
What is the most misquoted number in the household spending data?
Rent averaged over ALL households, which mixes renters with the majority who pay no rent at all. It runs at roughly a third of what renting households actually pay, and it is quoted as the average rent depressingly often. The honest figure is rent over households in rented dwellings, which this site's spending pages use and label.
Why does the survey split a mortgage across two categories?
The classification treats principal repayments as a change in what you own rather than consumption, and interest as a finance cost rather than housing. Both land outside the everyday reading of the housing line. Anyone comparing owning against renting from the housing category alone is comparing a renter's whole housing cost against part of an owner's.
Which tenure is cheaper overall?
The survey cannot answer that, and this guide will not pretend it can. Owners and renters differ in age, income, household size and region, so their spending differences bundle who they are with what tenure costs. What the data does answer is what each group actually spends, category by category, which is the honest input to the rent-or-buy arithmetic done properly in the rent vs buy calculator.
Cheaper Rent Further Out: When the Commute Eats the Saving
Does moving further out for cheaper rent save money?
Only when the rent saving beats the full commute cost, and it often does not. Saving $150 a week in rent is $7,800 a year, but driving an extra 25 kilometres each way, five days a week for 46 working weeks, is 11,500 kilometres, about $13,800 at the IRD rate of $1.20 a kilometre. The move loses about $6,000 a year before an hour of extra travel time is counted.
Why use the IRD rate rather than just petrol?
Because fuel is usually less than a third of what a kilometre really costs. The IRD tier one rate covers fuel plus a share of depreciation, servicing, tyres, insurance and registration, which the car consumes whether or not the fuel gauge makes it visible. Costing extra distance at petrol-only prices is how the losing version of this move gets made.
How different are rents across one city really?
In Auckland, median weekly rents across the region's statistical areas run from $148 to $925 a week in the 2023 Census, around a regional median of $550. The spread inside one region is far larger than the spread between regions, which is why this decision is made suburb by suburb, not city by city.
When does moving further out genuinely win?
When the extra distance is small relative to the rent gap, when the commute is not driven at all, or when it is driven fewer days. At two office days a week the same 25 extra kilometres cost roughly two fifths as much, and the same rent saving can flip the answer from losing to winning. The number of driving days is the strongest lever in the whole calculation.
Renting vs Owning in NZ: How the Split Shifted, 2013 to 2023
What share of New Zealand households rent?
Aggregated across every published area of the 2023 Census, 34.0 per cent of households in these areas do not own their dwelling, against 35.2 per cent in 2013. Owned and trust-held dwellings together account for the rest, with trusts holding 11.1 per cent.
Is home ownership falling in New Zealand?
Not across this decade of Censuses, on this measure: the owning share, including trust-held homes, ROSE from 64.8 per cent to 66.0 per cent, with the renting share peaking in 2018 and easing by 2023. That runs against the public narrative, and the regional table below shows it is uneven: some regions still shifted toward renting while others moved the other way.
Why do you count trust-held homes with owners?
A home held in a family trust is owner-occupied in substance: the residents control and live in it. The Census records it separately, so this page shows the trust share on its own and combined with owners, and says which is which, rather than folding them together silently. The trust share is also falling, which is its own quiet story about trust law changes.
How precise are these aggregated figures?
The Census randomly rounds every count to base three before publication, so sums over thousands of areas are sums of rounded numbers. The rounding cancels almost entirely in shares, which are reliable to well under a tenth of a point, and the absolute counts here are shown rounded to the nearest hundred so they do not claim precision the source removed.
Where Rents Rose Fastest in NZ, 2013 to 2023
Where have rents risen fastest in New Zealand?
Across ten years of Census data, the fastest rise among areas with a solid 2013 base is Porirua Central in Wellington, where the median weekly rent went from $200 to $720: 260 per cent. The national midpoint across 2,075 ranked areas is 54 per cent over the decade.
Are these asking rents?
No. They are medians of what renting households actually pay, from the Census, which lag asking rents because sitting tenancies reprice slowly. That makes this league a measure of where residents' housing costs genuinely moved, and it will read lower than bond or listing data for the same places.
Why are some areas missing from the ranking?
Two exclusions, both stated: areas with no published 2013 median cannot have a change computed and are left out rather than treated as zero, and areas whose 2013 median was under $150 are excluded because a percentage on a tiny base manufactures spectacular numbers out of noise.
What does a fast rent rise mean if I live there?
That the area has been repricing toward or past its neighbours, and that a lease renewal conversation is more likely to open with an increase. The area's own page shows its level against its neighbours, which together with this trend is the strongest data a tenant can bring to that conversation.
3x Rent Calculator
What is the 3x rent rule?
The 3x rent rule is a screening guideline used by landlords and property managers: a tenant's gross income should be at least three times the rent. It is usually quoted monthly (monthly income of three times the monthly rent), which is the same as annual income of three times the annual rent. Earning 3x the rent means rent takes about a third of your gross income, a level generally treated as affordable.
How do I calculate 3x rent from a weekly rent?
Multiply the weekly rent by 52 to get the annual rent, then multiply by three. For a $650 a week rental, the annual rent is $33,800, so the 3x rule asks for a gross household income of about $101,400 a year. On a monthly view that is rent of about $2,817 against required gross income of about $8,450 a month.
Do New Zealand landlords use the 3x rent rule?
Not as a formal rule. NZ landlords and property managers assess affordability case by case, looking at income, references and credit history, and many use the similar guideline that rent should be no more than around 30 percent of gross income. The 3x rule is effectively the same test from the other direction, so passing it is a good sign your application stacks up on affordability.
Airbnb vs Long-Term Rental Calculator NZ
Is Airbnb more profitable than a long-term rental?
Short-stay can earn more per night, but after higher costs (cleaning, furnishing, power, platform fees), vacancy between guests, and more of your time, the net can be similar to or less than a steady long-term tenancy. It depends heavily on occupancy and location.
What extra costs come with short-stay?
Cleaning between guests, linen and consumables, furnishing, higher power and internet, platform commission, and often higher insurance and rates treatment. These can take a large bite out of the higher nightly rate.
Are there tax and council rules for short-stay?
Yes. Short-stay income is taxable, GST can apply above the threshold, and some councils charge higher rates or have rules for short-term accommodation. Get advice before switching a property to short-stay.
Boarder / Flatmate Income Standard-Cost Calculator NZ
Is income from a boarder taxable in New Zealand?
Only the amount above the IRD standard cost is taxable. The standard cost is a weekly amount per boarder that covers the cost of hosting them. If what you charge is at or below the standard cost, there is usually no tax and nothing to declare.
What is the standard cost for a boarder?
IRD sets a weekly standard cost per boarder, with a slightly lower rate for the third and later boarders. The figures are updated each year. This tool uses recent rates; check the current IRD amounts for your tax year.
What is the difference between a boarder and a flatmate?
A boarder pays for a room plus meals and services you provide, so the standard-cost rules apply. A flatmate simply shares costs like rent and power, which is generally cost-sharing and not taxable income at all.
Bond Convexity Calculator
What is bond convexity?
Convexity measures how the price to yield relationship of a bond curves. Duration gives a straight-line estimate of how price moves when yields change, but the true relationship is curved. Convexity corrects for that curve, and higher convexity means the estimate needs a bigger correction.
How do duration and convexity work together?
For a yield change, the price move is estimated as minus modified duration times the yield change, plus one half times convexity times the yield change squared. Duration captures the first-order effect and convexity the second-order correction, giving a much closer estimate for larger yield moves.
Is high convexity good for an investor?
Generally yes. A bond with higher convexity gains a little more when yields fall and loses a little less when yields rise, compared with a lower-convexity bond of the same duration. That asymmetry is valued by investors, which is why high-convexity bonds can trade at slightly richer prices.
Bond Current Yield Calculator
What is a bond's current yield?
Current yield is the annual coupon income a bond pays divided by its current market price, shown as a percentage. It tells you the cash return you get right now for the price you pay, ignoring any gain or loss when the bond is repaid at maturity.
How is current yield different from yield to maturity?
Current yield only counts the coupon income against today's price. Yield to maturity also allows for the gain or loss between the price you pay and the face value repaid at maturity, plus the timing of every payment, so it gives a fuller measure of total return.
Why is current yield above the coupon rate for a discount bond?
The coupon is a fixed dollar amount set against the face value. If you buy the bond below face value, you pay less for that same coupon, so the income is a larger percentage of your price and the current yield rises above the coupon rate. Buying above face value does the reverse.
Bond Energy Calculator
How do bond energies give reaction enthalpy?
Add the energies of all bonds broken, subtract the energies of all bonds formed. Breaking costs energy, forming releases it.
Why is it only an estimate?
Tabulated bond energies are averages over many molecules, so the result is approximate, not exact.
What sign means exothermic?
A negative delta H. More energy is released forming bonds than is used breaking them.
Bond Equivalent Yield Calculator
What is bond equivalent yield?
Bond equivalent yield, or BEY, restates the return on a short-term discount instrument such as a Treasury bill as an annual percentage using a 365-day year. It lets you compare a bill that pays no coupon and is bought below face value against interest-bearing bonds on a like-for-like basis.
How is bond equivalent yield calculated?
Take the face value minus the purchase price, divide by the purchase price to get the holding period return, then multiply by 365 divided by the number of days to maturity. That scales the actual return you earn over the holding period up to a full year on a bond-equivalent basis.
How does BEY differ from the discount rate?
The bank discount rate measures the discount against face value and uses a 360-day year, which understates the true return. Bond equivalent yield measures the gain against the price you actually paid and uses 365 days, so it is higher and more comparable to a bond's yield.
Bond Ladder Builder Calculator NZ
What is a bond ladder?
A bond or term deposit ladder splits your money across several investments that mature in different years. As each rung matures you get access to that cash, or reinvest it at the longest rung, smoothing out interest rate changes.
Why build a ladder?
It balances access and return. Instead of locking everything away for one term, some matures each year for spending or reinvesting, while the longer rungs earn higher rates. It also reduces the risk of reinvesting everything at a low point.
Does this work for term deposits?
Yes. The same idea works with bank term deposits, splitting your savings across 1, 2, 3, 4 and 5 year terms so one matures each year. It is a popular approach for retirees in New Zealand.
Bond Order Calculator
How is bond order calculated?
Bond order is half the difference between the number of electrons in bonding molecular orbitals and the number in antibonding orbitals. For nitrogen (N2), with 10 bonding and 4 antibonding electrons, the bond order is (10 minus 4) divided by 2, which is 3, a triple bond.
What does a bond order of zero mean?
A bond order of zero means the bonding and antibonding electrons cancel out, so there is no net bond and the molecule is not expected to exist. Helium (He2) is the classic case, which is why helium stays as single atoms.
Can bond order be a fraction?
Yes. Ions and radicals often have an odd number of electrons, which gives a half-integer bond order. The superoxide ion has a bond order of 1.5, for example. A higher bond order generally means a shorter, stronger bond.
Bond Price Calculator
How is a bond price calculated?
A bond price is the present value of its future cash flows. Each coupon and the final face value are discounted back at the market yield, then added together. For a $1,000 bond paying a 5% coupon for 10 years at a 6% yield, the price is about $926.40.
Why does a bond trade below face value?
A bond trades at a discount when its coupon rate is below the market yield, because buyers will not pay full face value for a below-market income stream. When the coupon is above the market yield the bond trades at a premium instead.
What is the difference between price and yield?
Price is what you pay for the bond today; yield is the return that price implies if you hold to maturity. They move in opposite directions: as the market yield rises the price falls, and as the yield falls the price rises.
Capital Gains Yield Calculator
What is capital gains yield?
Capital gains yield is the price return on an asset: the rise in price divided by the price you paid, shown as a percentage. It leaves out any dividends or income. A share bought at 12 dollars and now worth 15 dollars has a capital gains yield of 3 divided by 12, which is 25 percent.
How is capital gains yield different from total return?
Capital gains yield counts only the change in price, while total return adds the income you received, such as dividends, on top. If a share rose 25 percent in price and also paid dividends worth 5 percent of your cost, the capital gains yield is 25 percent but the total return is 30 percent.
How do you annualise the return?
Take the sell price divided by the buy price, raise it to the power of one over the number of years held, then subtract one. This turns a multi-year price gain into a yearly compound rate. A 25 percent price gain over three years works out to about 7.72 percent a year.
Capital Growth vs Yield Calculator NZ
What is the difference between yield and capital growth?
Yield is the income return: the net rent as a percentage of the property's value. Capital growth is the rise in the property's value over time. Total return is the two added together, and most NZ property returns have historically been weighted toward growth.
Is high yield or high growth better?
They tend to trade off. High-growth areas often have low yields, and high-yield properties often grow more slowly. The right balance depends on whether you need cash flow now or long-term wealth, and on tax and your strategy.
Should I use gross or net rent?
Net rent, after rates, insurance, maintenance and management, gives a truer yield than the gross rent. This calculator uses the net annual rent you enter.
Dividend Yield Calculator NZ
What is dividend yield?
Dividend yield is the annual dividend per share divided by the share price, as a percentage. It tells you the income return on the shares, separate from any change in their price. A $0.30 dividend on a $5 share is a 6% yield.
What is gross dividend yield?
NZ dividends often carry imputation credits for company tax already paid. The gross yield adds those credits back, so a fully imputed dividend has a higher gross yield than the cash yield. It is useful for comparing after-tax income across investments.
Is a high yield always good?
Not necessarily. A very high yield can signal a falling share price or a dividend that may be cut. Yield is one measure; total return (income plus price growth) and the sustainability of the dividend matter too.
Flatmate Rent Split Calculator NZ
How should flatmates split rent?
Equally is simplest, but charging a little extra for a larger or ensuite room is common and fairer. Shared bills like power and internet are usually split equally on top.
How do I split bills in a flat?
Add up the shared bills and divide equally between everyone, then add each person rent share. This calculator combines rent and bills into a single weekly figure per person.
How do I avoid flat money disputes?
Agree the split in advance and write it down, including how bills are shared. A clear, fair calculation that everyone can see prevents most disputes.
Grain Yield Estimator NZ
How do you estimate grain yield before harvest?
Count the heads in a measured area, count the grains in a representative sample of heads, and apply a thousand grain weight. Heads per square metre multiplied by grains per head gives grains per square metre, and multiplying that by the weight of one grain and by 10,000 gives grams per hectare, which converts to tonnes. The counting is the hard part: take several samples from different parts of the paddock rather than one from the gateway.
What is thousand grain weight?
The weight in grams of exactly one thousand grains, which is the standard way of expressing grain size because individual grains are too light to weigh usefully. It differs by crop, by variety and by season, and a dry finish will pull it down noticeably. Use your own figure from a sample if you have one, since a borrowed number is the largest single source of error in a pre harvest estimate.
How accurate is a pre harvest yield estimate?
Accurate enough to plan storage, cartage and cash flow, and not accurate enough to sell against. Every input is a sample, and the crop still has to finish, so a dry spell or a wet one moves the thousand grain weight after the count was taken. Treat it as a range rather than a number, and take more samples if the paddock is variable.
Granny Flat Consent-Free Checker NZ 2026
What qualifies for the granny flat exemption in New Zealand?
To qualify for the consent-free granny flat exemption, the unit must have a floor area of 70 square metres or less, be a single-storey, detached (standalone) and self-contained dwelling, and be designed and built or supervised by a Licensed Building Practitioner (or by Kainga Ora). It must still comply with the Building Code and meet the relevant district plan rules, title restrictions and natural hazard requirements. If all of these are met, you can build the granny flat without building consent and without resource consent, but you must notify your council before work starts and again when it is finished.
When did the granny flat exemption start?
The consent-free granny flat exemption comes into force on 15 January 2026. From that date a qualifying minor residential unit of up to 70 square metres can be built without building or resource consent, provided the conditions are met and the council is notified before and after the build. The change was made through amendments to the Building Act and a National Environmental Standard under the Resource Management Act.
Do I still pay development contributions for an exempt granny flat?
Possibly. The exemption removes the need for building consent and resource consent, but it does not remove other obligations. Councils can still charge development contributions to help fund infrastructure such as water, wastewater and roading, and you will usually pay connection or upgrade costs for water, wastewater, stormwater and power. You also remain responsible for Building Code compliance, any title covenants or easements, Resource Management Act requirements, and notifying the council before and after the build. Check the specific charges with your local council.
Granny Flat Cost Calculator NZ 2026
How much does a granny flat cost to build in NZ?
As a rough guide in 2026, a granny flat or minor dwelling in New Zealand costs around $2,500 to $3,500 per square metre for a standard build, $3,500 to $4,500 for mid-range, and $4,500 to $6,000 or more for a high-specification build. For a typical 60m2 flat at $3,500 per m2 that is $210,000 in build cost alone. Once you add site preparation and services connections (often $20,000 to $40,000), design and project costs (around $8,000 to $15,000) and council development contributions (commonly $10,000 to $25,000), the all-in cost is usually around $260,000 to $290,000. The headline build cost is typically only 75 to 80 percent of the final all-in figure.
Does consent-free building make a granny flat cheaper?
Building consent-free can save the consent and inspection fees and shorten the timeline, but it does not make the building itself cheaper. From 15 January 2026 a single-storey, detached, self-contained dwelling of up to 70m2 that meets the criteria and is built or supervised by a Licensed Building Practitioner can be built without building or resource consent. However, the work must still fully comply with the Building Code, you still pay council development contributions, you still need title and RMA obligations met (such as setbacks and site coverage), and most owners still pay for design and an LBP. The exemption removes paperwork and waiting, not the cost of materials, labour, services and council charges.
What extra costs apply on top of the build price for a granny flat?
Beyond the per-square-metre build price, budget for site preparation and services connections (earthworks, foundations, driveway, water, wastewater, stormwater and power, commonly $20,000 to $40,000 and much more on a difficult site), design and project costs (plans, an LBP, engineering and project management, around $8,000 to $15,000), and council development contributions, which councils still charge even when no consent is required (commonly $10,000 to $25,000 depending on the council and zone). Connecting a new dwelling to existing services on the same title can also trigger upgrade costs. These extras typically make up 20 to 25 percent of the total all-in cost.
Granny Flat Rental ROI Calculator NZ
Is a granny flat a good investment in NZ?
A granny flat can be a strong investment because it adds a rentable dwelling on land you already own, so you avoid the cost of buying a second section. In 2026 a typical all-in build runs from roughly $180,000 to $280,000 for a one to two bedroom unit, and weekly rents commonly fall between $400 and $600 depending on location and size. At a $230,000 build renting for $480 a week, the net rental yield is around 8.7 percent and the simple payback is about 11.5 years, before tax and financing. Whether it stacks up for you depends on your build cost, the achievable rent in your area, council and consent requirements, and your tax position. It is also worth checking how a self-contained rental affects the value and saleability of your property.
What rental yield can I expect on a granny flat?
Gross rental yield on a granny flat is the annual rent divided by the all-in build cost. With a $230,000 build and $480 a week rent (allowing two weeks vacancy a year), the gross yield is about 10.4 percent. Net yield, which subtracts operating costs such as rates apportioned to the flat, insurance, and maintenance, is lower. Subtracting $4,000 a year in running costs gives a net yield of about 8.7 percent. Because you are not buying land, granny flat yields are often higher than buying a standalone rental, but they depend heavily on your actual build cost and the rent the market will pay.
Is granny flat rental income taxable in NZ?
Yes. Rental income from a granny flat is taxable in New Zealand and must be declared to Inland Revenue. You pay income tax on the net rental profit, which is the rent received less allowable expenses such as rates, insurance, repairs and maintenance, and interest where it is deductible. If you rent the flat to a family member at below market rent, special rules can limit the expenses you may claim. This calculator shows your return before tax and before financing costs, so your after-tax return will be lower. Speak to an accountant about your specific situation, including GST, depreciation on chattels, and the bright-line and interest deductibility rules that may apply.
Minor Dwelling / Granny Flat ROI Calculator NZ
Is a granny flat a good investment?
It can be, because you build on land you already own and the rent is set against the build cost rather than the whole property, which often gives a high yield. The payback period shows how many years of net rent it takes to recover the build.
What is net yield?
Net yield is the rent left after running costs such as extra rates, insurance and maintenance, divided by the build cost. It is more realistic than gross yield because it reflects what you actually keep.
What rules apply to minor dwellings?
Minor dwellings have council rules on size, parking and services, and may affect your rates and insurance. Recent changes have made small standalone units easier to build in some areas. Check your council's rules before relying on any return.
Rental Income Split Calculator NZ
How is rental income split between co-owners?
In proportion to each owner's legal ownership share. The property's net result, income minus expenses, is multiplied by each owner's percentage, and each returns their share in their own tax return. The same percentage applies to both income and expenses.
Can owners split income and expenses differently?
No. The apportionment must follow the ownership interest consistently, so you cannot allocate income one way and deductions another. If ownership is 60-40, both the income and the expenses are split 60-40 between the owners.
What if the rental makes a loss?
Each owner's share of a loss is subject to the residential rental loss ring-fencing rules, which generally limit using rental losses against other income, carrying them forward instead. This calculator apportions the result; confirm how a loss can be used with an accountant.
Own a Bach vs Rent Holidays Calculator NZ
Is owning a bach cheaper than renting holidays?
Usually only if you use it a lot. A bach costs interest, rates, insurance and maintenance every year whether you visit or not, so unless you stay many nights a year, renting holiday accommodation often works out cheaper on pure cash flow.
What is the break-even nights figure?
It is the number of nights a year you would need to use the bach for its yearly cost to equal what you would otherwise pay to rent. Use it fewer nights and renting is cheaper; use it more and owning starts to pay.
What does owning offer beyond the numbers?
A bach is always available, can be made your own, may rise in value, and can earn short-stay income when you are not there. Those benefits sit outside this cash comparison, so weigh them alongside the figures.
Percent Yield Calculator
What is the percent yield formula?
Percent yield equals (actual yield divided by theoretical yield) times 100. Actual yield is the mass of product you recovered from the experiment; theoretical yield is the maximum mass of product that could form based on stoichiometry. The result is always between 0 and 100 percent for a real reaction.
Why is percent yield never exactly 100 percent?
Losses occur in every real reaction due to incomplete reaction, side reactions, product left in the apparatus during transfer and purification, and measurement errors. A yield of 70 to 90 percent is considered good in a teaching lab; industrial processes aim higher.
Can percent yield exceed 100 percent?
Not in a true chemical sense. If the calculated percent yield is above 100 percent, it usually means the product contains residual solvent, water or impurities that add to its mass. The product should be dried and re-weighed before reporting the yield.
Pet Bond Calculator NZ
How much pet bond can a landlord charge in NZ?
From 1 December 2025, a New Zealand landlord can charge a pet bond of up to 2 weeks' rent. This is in addition to a general bond of up to 4 weeks' rent, giving a combined maximum total bond of 6 weeks' rent. For example, at $600 a week the maximum pet bond is $1,200, the maximum general bond is $2,400, and the total bond a landlord can ask for is $3,600. A pet bond can only be charged if the landlord has consented to the pet, and it cannot be charged for a disability assist dog.
Can a landlord charge a bond per pet in NZ?
No. Only one pet bond can be charged per tenancy, regardless of how many pets are approved. A landlord cannot charge a separate pet bond for each animal. The single pet bond is capped at 2 weeks' rent. Charging a pet bond when there is no pet can attract a penalty of up to $1,500, and charging more than 2 weeks' rent as a pet bond can attract a penalty of up to $3,000.
When did pet bonds start in New Zealand?
Pet bonds became available in New Zealand on 1 December 2025, under changes made by the Residential Tenancies Amendment Act 2024. Before this date there was no pet bond and the maximum total bond was 4 weeks' rent. From 1 December 2025 a landlord who consents to a pet can charge an additional pet bond of up to 2 weeks' rent. From 29 June 2026 all bonds, including the pet bond, are lodged through the new Bond Hub system.
Property Yield vs Term Deposit Calculator NZ
What is net rental yield?
Net rental yield is the annual rent less running costs, divided by the property value, as a percentage. It shows the income return on the property before any capital growth and before mortgage costs.
Is property better than a term deposit?
On income alone, a term deposit can sometimes match or beat net rental yield, but property also offers potential capital growth and uses leverage. This calculator compares the income return only, which is one part of the picture.
What costs reduce rental yield?
Rates, insurance, maintenance, property management and vacancy all reduce the net yield. Using net rather than gross yield gives a fairer comparison with a term deposit.
Rent Arrears Calculator NZ
How do I work out rent arrears?
Multiply the rent by the number of periods it was due, then subtract the total actually paid. The difference is the arrears. This calculator does it and shows how many weeks behind that represents.
What can a landlord do about rent arrears?
Communication and a repayment plan are the best first step. If arrears reach a certain level the matter can go to the Tenancy Tribunal. A clear record of what is owed helps both sides.
Is this an official record?
It is a calculation to help both tenants and landlords agree on the figure. Keep your own records of rent due and payments made, which support any discussion or Tribunal application.
Rent Bond and Move-in Cost Calculator NZ
How much bond can a landlord ask for?
In New Zealand the maximum bond is four weeks' rent. The bond must be lodged with Tenancy Services within 23 working days, not kept by the landlord, and is refunded at the end of the tenancy if there is no damage or money owing.
How much rent in advance can be required?
A landlord can require at most two weeks' rent in advance, and cannot ask for more until that period has been used. Letting fees charged to tenants have been banned since December 2018, so you should not be charged one.
What is the total to move in?
Typically up to four weeks' bond plus up to two weeks' rent in advance, which is six weeks' rent in total, plus your own moving costs. This tool adds them up so there are no surprises when you sign.
Rent Increase Calculator NZ
How often can rent be increased in NZ?
Under the Residential Tenancies Act, rent can be increased no more than once every 12 months, and the landlord must give at least 60 days written notice. This calculator works out the amounts, but always check the current rules and your tenancy agreement.
How do I calculate a rent increase?
To apply a percentage rise, multiply the current rent by one plus the percentage as a decimal. A 5% rise on $500 is 500 times 1.05, which is $525. To find the percentage, divide the change by the old rent and multiply by 100.
Is the rent figure weekly or monthly?
Rent in New Zealand is usually quoted per week. This calculator works with whatever period you enter and also shows the annual cost change, so you can see the full impact of an increase over a year.
Rent vs Buy Break-Even Calculator NZ
What is the rent vs buy break-even point?
It is the number of years you would need to own a home for buying to work out cheaper than renting, once the upfront and ongoing costs of owning are offset by house price growth and the rent you would have paid. Below that, renting is often cheaper.
Why does the break-even matter?
Buying has large upfront costs that take time to recover. If you might move within a few years, you could be better off renting; if you will stay long term, buying usually wins. The break-even tells you which side of that line you are on.
What drives the break-even up or down?
Higher buying costs and interest push the break-even out, while strong house price growth and high rent bring it forward. Because future growth is uncertain, treat the result as a guide, not a guarantee.
Rental Interest Deductibility Calculator
How much rental interest can I deduct now?
For the year ended 31 March 2024 the deductible share was 50 percent, for the year ended 31 March 2025 it is 80 percent, and from 1 April 2025 it returns to 100 percent. The calculator applies the right rate once you choose the income year.
Does this include principal repayments?
No. Only the interest portion of your loan repayments can ever be deducted against rental income. Enter just the interest charged for the year and leave out any principal you have repaid.
What is the tax effect figure?
It is the deductible interest multiplied by your marginal tax rate, showing roughly how much tax the deduction saves you. It is an estimate only and your actual result depends on your full return.
Rentvest vs Buy Own Home Calculator NZ
What is rentvesting?
Rentvesting means renting the home you live in, often in an area you could not afford to buy, while buying an investment property somewhere more affordable. You get onto the property ladder as an investor while keeping the lifestyle and flexibility of renting.
Is rentvesting better than buying your own home?
It can be if the rent you pay is low relative to the income and growth of the investment you buy, or if it lets you buy a higher-growth property. Buying your own home avoids paying rent and is simpler. The right answer depends on the numbers and your goals.
What does this calculator assume?
It is a simplified interest-only comparison of net wealth change, being capital growth minus yearly cash costs, over your chosen period. It does not model tax, principal repayment or price differences over time, so treat it as a guide for thinking it through.
Rentvesting Calculator NZ
What is rentvesting?
Rentvesting is renting the home you want to live in while buying an investment property somewhere more affordable. It lets you get onto the property ladder without being tied to where you can afford to buy a home to live in.
Is rentvesting cheaper than buying a home?
It depends on rents, prices, and rental income. This calculator compares the annual cash flow of each path. Rentvesting can have lower or higher outgoings depending on your numbers, and there are tax and capital growth factors beyond cash flow to consider.
What does this calculator not include?
It compares cash flow only. It does not model capital growth, principal repayment, or the detailed tax treatment of a rental, which all matter and should be considered alongside the cash flow.
Silage Stack Yield Calculator NZ
How do you measure a silage stack?
Length, average width and average height give the volume, and volume multiplied by density gives the weight. The averaging matters, because a stack has sloping sides and using the width at the base overstates it substantially. Measuring at mid height on each face is the usual approach. Density varies with how well the stack was compacted, the crop and the dry matter, so it is the figure worth being careful with rather than the dimensions.
How much silage is lost to wastage?
Enough that a stack calculation ignoring it is not much use. Losses happen on the surface where air gets in, at the shoulders, at the face if it is opened faster than it is fed, and in the feeding out itself. The share differs enormously with how the stack was made, sealed and managed, so this page takes it as an input rather than assuming one, and puts the figure before and after wastage side by side.
How long will a silage stack feed a mob?
Divide the dry matter remaining after wastage by the mob's daily dry matter demand. That answers the question that actually gets asked in autumn, which is not how big the stack is but whether it will get through to spring. Working it out before winter leaves time to buy in, which is a very different position from finding out in August.
Tenancy Rent-in-Advance Limit Checker NZ
How much rent in advance can a landlord require in New Zealand?
A landlord can require a maximum of two weeks' rent in advance. They cannot ask for the next payment until the rent already paid has been used up, so they cannot demand a large block of rent up front.
How much bond can be charged?
The maximum bond is four weeks' rent. It must be lodged with Tenancy Services within 23 working days and is held there, not by the landlord, and refunded at the end of the tenancy if nothing is owing.
Can a landlord charge a letting fee?
No. Letting fees charged to tenants have been banned since December 2018. If you are asked to pay one, or to pay more than the legal limits, you can raise it with Tenancy Services.
Theoretical Yield Calculator
What is theoretical yield in chemistry?
Theoretical yield is the maximum mass of product that could form in a chemical reaction if the limiting reagent were completely converted to product with no losses. It is calculated from the moles of limiting reagent, the stoichiometric mole ratio from the balanced equation, and the molar mass of the product.
How do you calculate theoretical yield step by step?
Step 1: convert the mass of limiting reagent to moles by dividing by its molar mass. Step 2: multiply by the mole ratio (moles of product per mole of limiting reagent from the balanced equation). Step 3: multiply by the molar mass of the product. The result is the theoretical yield in grams.
What is the mole ratio in a balanced equation?
The mole ratio is the coefficient of the product divided by the coefficient of the limiting reagent in the balanced chemical equation. For 2H2 + O2 gives 2H2O, the ratio of H2O to H2 is 2 to 2 = 1, so 1 mole of H2 produces 1 mole of H2O.
Answers are gathered from the calculators and guides listed above and are general information, not advice. Last reviewed 2026-09-07. See also the finance glossary, the guides and the reference data.