1,168 properties ยท Napier

Bluff Hill house prices and sales

Bluff Hill's median sale price over the last twelve months was $789k, across 40 sales, down 8% on the twelve months before.

$789kmedian sale, last 12 months ยท 40 sales ยท down 8%
$870kmedian council valuation
8.5 yrsmedian time between sales
25for sale now
NapierBluff Hill ร—
All 1,198For sale 25For rent 0Sold 33

1,198 properties in Bluff Hill

About Bluff Hill

Three-bedroom homes sold for a median $740k and four-bedroom homes for $1.1m. Homes sold for a median $5,130 per square metre of floor over the last twelve months. Homes in Bluff Hill change hands every 8.5 years on median, against 8.6 across Napier and 7.9 nationally. About 3.4% of its homes sold in the last twelve months.

Schools zoned for Bluff Hill

  • Taikura Rudolf Steiner Schoolcomposite ยท Years 1-13
  • Napier Central Schoolprimary ยท Years 1-6
  • Hastings Christian Schoolcomposite ยท Years 1-13
  • Napier Intermediateintermediate ยท Years 7-8
  • Iona Collegesecondary ยท Years 7-15
  • Lindisfarne Collegesecondary ยท Years 7-15
  • St Joseph's Maori Girls' Collegesecondary ยท Years 7-15
  • Woodford Housesecondary ยท Years 7-15
  • Napier Girls' High Schoolsecondary ยท Years 9-15
  • Napier Boys' High Schoolsecondary ยท Years 9-15
  • St John's College (Hastings)secondary ยท Years 9-15
  • Sacred Heart College (Napier)secondary ยท Years 9-15

Bluff Hill house prices over time

Median sale price by year, all homes; 2026 is the year so far. Bluff Hill's median sale price over the last twelve months was $789k, across 40 sales, down 8% on the twelve months before. Across Napier it was $710k.

2016: $488k (100 sales)$488k20162017: $472k (58 sales)2018: $565k (66 sales)20182019: $670k (69 sales)2020: $831k (65 sales)20202021: $1.0m (55 sales)$1.0m2022: $936k (54 sales)20222023: $880k (46 sales)2024: $905k (46 sales)20242025: $831k (50 sales)2026: $800k (30 sales, this year so far)$800k2026
Sales by year as a table
YearSalesMedian pricePer mยฒ floorPer mยฒ land (est.)Napier median
202630$800,000$5,192$610$700,000
202550$830,500$5,306$516$720,000
202446$905,000$5,227$525$740,000
202346$880,000$5,356$594$710,000
202254$936,078$6,441$554$795,000
202155$1,000,000$6,089$642$790,000
202065$831,000$4,419$523$625,000
201969$670,000$4,474$432$543,500
201866$565,000$3,964$328$489,875
201758$471,562$3,526$317$420,000
2016100$487,500$2,868$287$350,000

Estimated value, month by month

Our model's median estimate for homes in Bluff Hill, level over the last twelve months. An automated estimate, not a registered valuation.

Nov 2024: $845kDec 2024: $846kJan 2025: $848kFeb 2025: $850kMar 2025: $849kApr 2025: $843kMay 2025: $838kJun 2025: $835kJul 2025: $837kAug 2025: $837kSept 2025: $835kOct 2025: $837kNov 2025: $842kDec 2025: $844kJan 2026: $846kFeb 2026: $844kMar 2026: $841kApr 2026: $841kMay 2026: $834kJun 2026: $834kJul 2026: $836kAug 2026: $838kSept 2026: $839kOct 2026: $838k$845k$850k$834k$838kNov 2024Oct 2026
Scale $825k to $858k, not from zero.

Prices by bedrooms in Bluff Hill

Over the last twelve months, 2-bedroom homes sold for a median $595k, 3-bedroom homes sold for a median $740k, 4-bedroom homes sold for a median $1.1m.

BedroomsHomesMedian council valueSold, last 12 monthsMedian salePer mยฒ floor
120$675k0โ€”$5,457
2101$540k7$595k$6,167
3416$710k19$740k$5,010
4353$1.07m11$1.1m$4,976
5+105$1.51m3โ€”$5,250

Price per square metre

Homes in Bluff Hill sold for a median $5,130 per square metre of floor over the last twelve months, land included (Napier: $5,488); the land under houses sold for an estimated $577 per square metre (Napier: $567). A sale price is not split between land and house, so the land figure gives the land the council's share of each sale โ€” the land value as a part of the capital value at the last revaluation.

$5,130per mยฒ of floor, land included, sales in the last 12 months
$577per mยฒ of land, estimated from house sales in the last 12 months
$5,310per mยฒ of floor, council capital values
$544per mยฒ of land, council land values of houses

Recent sales in Bluff Hill

  • 40 Shakespeare Road$475,00014 Jul 2026 ยท 2 bed ยท 77 mยฒ floor ยท 171 mยฒ land
  • 60 Milton Road$850,0009 Jul 2026 ยท 5 bed ยท 231 mยฒ floor ยท 1,739 mยฒ land
  • 2/3 Lighthouse Road$670,00030 Jun 2026 ยท 2 bed ยท 134 mยฒ floor
  • 151 Milton Road$950,00023 Jun 2026 ยท 3 bed ยท 229 mยฒ floor ยท 326 mยฒ land
  • 18 Hukarere Road$965,00018 Jun 2026 ยท 3 bed ยท 171 mยฒ floor ยท 832 mยฒ land
  • 101 Shakespeare Road$511,00011 Jun 2026 ยท 3 bed ยท 102 mยฒ floor ยท 489 mยฒ land
  • 20B Seapoint Road$880,00011 Jun 2026 ยท 3 bed ยท 180 mยฒ floor ยท 305 mยฒ land
  • 85 Milton Road$555,0005 Jun 2026 ยท 2 bed ยท 90 mยฒ floor ยท 261 mยฒ land
  • 4A Seaview Terrace$675,0004 Jun 2026 ยท 3 bed ยท 120 mยฒ floor ยท 273 mยฒ land
  • 18 Sealy Road$1,000,0001 Jun 2026 ยท 4 bed ยท 263 mยฒ floor ยท 468 mยฒ land
  • 132 Priestley Terrace$1,060,00029 May 2026 ยท 3 bed ยท 277 mยฒ floor ยท 683 mยฒ land
  • 80 Shakespeare Road$300,00028 May 2026 ยท 2 bed ยท 150 mยฒ floor ยท 517 mยฒ land

How long owners stay in Bluff Hill

Homes in Bluff Hill change hands every 8.5 years on median, against 8.6 across Napier and 7.9 nationally.

8.5 yearsmedian time between sales, Bluff Hill
8.6 yearsNapier
7.9 yearsNew Zealand
3.4%of homes sold in the last 12 months (Napier: 3.5%)

By kind: houses 8.5 years.

Time between a home's sales, for homes that resold in the last five years. A home not sold since our records begin is not counted, so owners who stay longest are under-represented.

Who lives in Bluff Hill

About 2,523 people lived in Bluff Hill at the 2023 census (up 1% since 2018); their median age was about 48 (Napier: 43); 73% of households owned their home (Napier: 70%).

2,523people, 2023 (2018: 2,487)
48median age, about (Napier: 43)
$104kmedian household income, about (Napier: $89k)
73%of households own their home (2018: 71%)

Age

  • 30-64 years50%
  • 65 years and over22%
  • 15-29 years15%
  • Under 15 years13%

Households

  • One-family household (with or without other people)70%
  • One-person household25%
  • Other multi-person household5%
  • Two-family household (with or without other people)2%
  • Three or more family household (with or without other people)0%

Ethnicity

  • European89%
  • Mฤori12%
  • Asian4%
  • Middle Eastern/Latin American/African2%
  • Other Ethnicity2%
  • Pacific Peoples2%

Where people were born

  • New Zealand73%
  • United Kingdom and Ireland10%
  • Europe (excl United Kingdom and Ireland)4%
  • Asia4%
  • Middle East and Africa3%
  • Australia2%
  • North America2%
  • Other1%

Household income

  • $100,001-$150,00020%
  • $200,001 or more18%
  • $30,001-$50,00014%
  • $70,001-$100,00013%
  • $150,001-$200,00013%
  • $50,001-$70,00011%
  • $20,001-$30,0007%
  • $20,000 or less3%

Dwellings

  • Separate house78%
  • Joined dwelling21%
  • Non-private dwelling0%
  • Other private dwelling0%

Highest qualification

  • Bachelor degree and Level 7 qualification21%
  • Post-graduate and honours degrees10%
  • Level 2 certificate10%
  • Level 3 certificate10%
  • Level 1 certificate9%
  • Level 4 certificate8%
  • No qualification8%
  • Level 6 diploma7%

Stats NZ Census 2023 and 2018, summed over the census areas inside Bluff Hill. Medians are approximate: Stats NZ publishes them per area and they cannot be added up exactly.

Real estate agents selling in Bluff Hill

29 agents have been credited on a sale or a live listing in Bluff Hill in the last two years. Those with the most:

All 29 real estate agents in Bluff Hill, with their recent sales and which agencies sell the suburb.

Counted from sales records that name the agent, and from current listings. A count of activity, not a rating.

Building and resource consents in Bluff Hill

15building consents in the last 12 months ($1.03m of work)
  • 135 Thompson Road1 Jul 2026 ยท Building consentRemediation work to existing dwg
  • 108 Priestley Terrace1 Jul 2026 ยท Building consentExisting toilet not removed as per consented drawings & adjacent shower room added. Existing kitchenette updated only
  • 65 Shakespeare Road1 Jun 2026 ยท Building consentNew install of metro wee rad leg freestanding woodburner
  • 24B Clyde Road1 Jun 2026 ยท Building consentExtension of existing deck, remedial work & new stairs
  • 14 France Road1 May 2026 ยท Building consentExterior window schedule. Roof pitch of bathrm wing changed from 2deg to 5deg. Additional floor joists on mezzanine above staircase for extra cupboard., ps1 documentation for portal to foundation desi

Search building consents in Bluff Hill and see Stats NZ's count of new homes there.

Sales and valuations as at 18 September 2026, from council and LINZ records. Figures resting on fewer than 5 sales are not shown.

Streets in Bluff Hill

44

About property in Bluff Hill, Napier

Every property in Bluff Hill, Napier, whether it is for sale or not: homes, sections, farms, lifestyle blocks, shops, offices and industrial land. Each is listed from the council rating roll and Toitลซ Te Whenua LINZ, with the listing beside it when an agent is marketing it.

Each property has its own page: our estimate of its value beside the council rating valuation, past sale prices, the title and land area, zoning and hazards, building consents, and what it would cost to own.

Listings are published by the agents who market them. Addresses, land details and rating valuations come from Toitลซ Te Whenua Land Information New Zealand and from the council. No ownership information is published.

Header photo: Colin Watts on Unsplash (licence).