Extra Bedrooms Add Hundreds of Thousands to Kiwi House Prices

New Zealanders are paying hefty premiums for extra bedrooms, with fresh data revealing national price jumps of up to 43 per cent between three and four-bedroom homes — and in some regions, the difference stretches to nearly $1 million.

Figures from property website realestate.co.nz show the value gap widens with every bedroom added.

Moving from one to two bedrooms lifts the average asking price by 32 per cent, while the step from two to three adds another 31 per cent.

But it’s at the larger end of the market where the real money lies: four-bedroom homes fetch 43 per cent more than three, and five-bedroom homes are on average 40 per cent higher again.

Auckland and Wellington Lead the Charge

Auckland buyers faced the steepest climb, paying 50 per cent more to trade up from a one-bedroom ($513,668) to a two-bedroom property ($772,483) between July 2024 and July 2025.

Wellington wasn’t far behind, with a 45 per cent premium, climbing from $435,116 for a one-bedroom to $629,991 for two bedrooms.

While the jump tapers for larger homes in the main centres — averaging rises of 28 to 33 per cent — the scale still highlights how quickly affordability shifts as space increases.

Waikato and Canterbury: Bigger is Better

In Waikato and Canterbury, the sweet spot was moving from three to four bedrooms.

Waikato homeowners faced an average increase of $288,519 (39 per cent), while in Canterbury the difference was $255,437 (36 per cent).

Central Otago Tops the List

The sharpest increases came in the Central Otago/Lakes District, where upsizing can add more than half a million dollars.

Two-bedroom homes averaged $858,387, but three bedrooms commanded $1,412,870 — an eye-watering 64 per cent jump.

The trend continues upward: three to four bedrooms added $754,970 (53 per cent), and moving to five or more bedrooms pushed the average asking price to $3,091,115, nearly $1 million more than the four-bedroom equivalent.

Why Buyers Pay the Premium

Vanessa Williams, spokesperson for realestate.co.nz, said the data shows just how much New Zealanders value space.

“At a national level, we’re talking about an almost $400,000 jump between a three-bedroom and a four-bedroom home, and nearly half a million dollars between four and five bedrooms,” she said.

“Property owners who add a bedroom through a smart renovation will likely reap rewards when selling. For buyers, it’s about understanding the significant price leap when upsizing — particularly when moving into what many see as their ‘forever home’.”

With affordability already stretched, the findings underscore how critical bedrooms have become as a driver of value in the Kiwi housing market.