Deadline Sale
4 2 3
Deadline sale Tue, 17 Nov
Country Character – Heart of the Hill
14 Lincoln Road, Bluff Hill
Napier
29 properties · Bluff Hill, Napier
Lincoln Road, Bluff Hill
Lincoln Road in Bluff Hill has 29 properties, valued by the council between $490,000 and $4,080,000 with a median of $1,170,000 (Bluff Hill: $870,000). More of its homes were built in the 1900s than in any other decade. We estimate its homes at a median $1,140,000. The last sale we have was in February 2025, for $920,000. 1 is for sale now.
$1.17mmedian council valuation
$1.14mour median estimate
1915median year built
1for sale now
29 properties on Lincoln Road, Bluff Hill
Estimate $3.36m – $4.47m
5
16 Lincoln Road, Bluff Hill
Estimate $1.63m – $2.17m
5
8 Lincoln Road, Bluff Hill
Estimate $1.48m – $1.87m
5
23 Lincoln Road, Bluff Hill
Estimate $1.35m – $1.80m
5
19 Lincoln Road, Bluff Hill
Estimate $1.25m – $1.59m
5
9 Lincoln Road, Bluff Hill
Estimate $1.18m – $1.57m
5
4 Lincoln Road, Bluff Hill
Estimate $1.05m – $1.39m
4
1 Lincoln Road, Bluff Hill
Estimate $1.03m – $1.38m
5
4B Lincoln Road, Bluff Hill
Estimate $1.05m – $1.34m
4
17A Lincoln Road, Bluff Hill
Estimate $1.04m – $1.38m
4
25 Lincoln Road, Bluff Hill
Estimate $1.03m – $1.38m
4
8A Lincoln Road, Bluff Hill
Estimate $1.01m – $1.34m
5
15 Lincoln Road, Bluff Hill
Estimate $1.00m – $1.33m
4
21 Lincoln Road, Bluff Hill
Estimate $933k – $1.24m
4
1A Lincoln Road, Bluff Hill
Estimate $1.02m – $1.30m
3
13 Lincoln Road, Bluff Hill
Estimate $889k – $1.18m
4
2 Lincoln Road, Bluff Hill
Estimate $943k – $1.19m
4
11 Lincoln Road, Bluff Hill
Estimate $888k – $1.18m
4
18 Lincoln Road, Bluff Hill
Estimate $937k – $1.19m
4
6 Lincoln Road, Bluff Hill
Estimate $946k – $1.20m
4
10 Lincoln Road, Bluff Hill
Estimate $918k – $1.16m
3
3 Lincoln Road, Bluff Hill
Estimate $834k – $1.11m
4
12 Lincoln Road, Bluff Hill
Estimate $729k – $970k
4
5 Lincoln Road, Bluff Hill
Highest and lowest on Lincoln Road
Highest-valued home16 Lincoln Road$4,080,000council valuation · 5 bed · 543 m² floor · 2,807 m² land
Property values on Lincoln Road
The council values Lincoln Road's 29 rated properties between $490,000 and $4,080,000. The middle half sit between about $1,034,000 and $1,318,000; the median is $1,170,000 and the mean $1,279,310.
| Bedrooms | Homes | Median council value | Sold, last 12 months | Median sale |
|---|---|---|---|---|
| 3 | 6 | $840k | 0 | — |
| 4 | 14 | $1.14m | 0 | — |
| 5+ | 8 | $1.57m | 0 | — |
Council rating valuations: the council's figure for apportioning rates, not a market appraisal.
Lincoln Road compared with Bluff Hill
Lincoln Road's median council value is 34% above Bluff Hill's.
| Lincoln Road | Bluff Hill | Napier | |
|---|---|---|---|
| Median council value | $1.17m | $870k | $700k |
| Median section | 759 m² | 674 m² | 682 m² |
| Median year built | 1915 | 1930 | 1970 |
| Council value per m² of floor | $5k | $5k | $5k |
Lincoln Road house prices over time
Median sale price by year; 2025 is the year so far. A year with fewer than two sales has no bar.
Sales by year as a table
| Year | Sales | Median price | Per m² floor |
|---|---|---|---|
| 2025 | 1 | $920,000 | $5,860 |
| 2023 | 4 | $1,280,000 | $6,002 |
| 2021 | 4 | $1,087,500 | $5,983 |
| 2020 | 1 | $890,000 | $4,083 |
| 2019 | 1 | $863,000 | $3,688 |
| 2018 | 3 | $500,000 | $2,731 |
| 2016 | 2 | $629,500 | $3,498 |
Recent sales on Lincoln Road
- 7 Lincoln Road$920,0005 Feb 2025 · 3 bed · 157 m² floor · 759 m² land
- 13 Lincoln Road$1,400,00013 Dec 2023 · 3 bed · 162 m² floor · 649 m² land
- 9 Lincoln Road$1,410,00011 Jun 2023 · 5 bed · 234 m² floor · 662 m² land
- 11 Lincoln Road$1,076,00015 May 2023 · 4 bed · 180 m² floor · 657 m² land
- 10 Lincoln Road$1,160,00027 Mar 2023 · 4 bed · 239 m² floor · 1,002 m² land
- 2A Lincoln Road$850,00027 Oct 2021 · 3 bed · 140 m² floor · 405 m² land
- 9 Lincoln Road$1,400,00024 Aug 2021 · 5 bed · 234 m² floor · 662 m² land
- 21A Lincoln Road$600,00028 Jul 2021 · 567 m² land
- 10 Lincoln Road$1,325,00021 Feb 2021 · 4 bed · 239 m² floor · 1,002 m² land
- 17A Lincoln Road$890,00012 Oct 2020 · 4 bed · 218 m² floor · 506 m² land
- 9 Lincoln Road$863,0005 Apr 2019 · 5 bed · 234 m² floor · 662 m² land
- 21A Lincoln Road$300,0004 Dec 2018 · 567 m² land
- 10 Lincoln Road$500,00011 Oct 2018 · 4 bed · 239 m² floor · 1,002 m² land
- 19 Lincoln Road$900,0002 May 2018 · 5 bed · 267 m² floor · 999 m² land
- 13 Lincoln Road$660,0001 Dec 2016 · 3 bed · 162 m² floor · 649 m² land
- 6 Lincoln Road$599,0007 Feb 2016 · 4 bed · 205 m² floor · 682 m² land
- 16 Lincoln Road$2,475,00025 Nov 2015 · 5 bed · 543 m² floor · 2,807 m² land
- 14 Lincoln Road$670,0004 Nov 2015 · 4 bed · 265 m² floor · 1,051 m² land
- 23 Lincoln Road$655,00030 Oct 2015 · 5 bed · 320 m² floor · 1,007 m² land
- 2A Lincoln Road$385,00011 Apr 2015 · 3 bed · 140 m² floor · 405 m² land
The homes on Lincoln Road
Lincoln Road has 28 houses and 1 section. More were built in the 1900s than in any other decade (25%).
Building and resource consents on Lincoln Road
3building consents in the last 5 years
- 17B Lincoln Road1 Sept 2024 · Building consentNew deck & stairs
- 21A Lincoln Road1 Oct 2023 · Building consentLocation of ensuite & extension to veranda
- 21A Lincoln Road1 Sept 2022 · Building consentNew 4 x bdrm dwg
More streets in Bluff Hill
- Milton Road136
- Shakespeare Road136
- Thompson Road82
- Seapoint Road58
- Lighthouse Road54
- Cameron Road51
- Roslyn Road47
- Coote Road44
- Fitzroy Road37
- Clyde Road34
- France Road32
- Sealy Road28
Every street in Bluff Hill, and the suburb's house prices and sales.
Sales and valuations as at 11 September 2026, from council and LINZ records. Medians resting on fewer than 3 sales are not shown.
Agents who sold on Lincoln Road
The real estate agents credited on Lincoln Road sales since 2016, most first. Selling here? These are the agents who have sold your neighbours' homes. A count of sales, not a rating. Every agent who sold in Bluff Hill.
- Kassie SwinburneIndependent2 sales on Lincoln Road · last Dec 2023
- 13 Lincoln RoadDec 2023 · $1.4m
- 9 Lincoln RoadJun 2023 · $1.41m
Angela JamesonBayleys (Eastern Realty)1 sale on Lincoln Road · last Feb 2025- 7 Lincoln RoadFeb 2025 · $920k
- Marlene NathanIndependent1 sale on Lincoln Road · last May 2023
- 11 Lincoln RoadMay 2023 · $1.08m
Kevin WaggProperty Brokers Napier1 sale on Lincoln Road · last Mar 2023- 10 Lincoln RoadMar 2023 · $1.16m
Lynda BaileyProperty Brokers Greenmeadows1 sale on Lincoln Road · last Mar 2023- 10 Lincoln RoadMar 2023 · $1.16m
Christine McIntyreProperty Brokers Greenmeadows1 sale on Lincoln Road · last Jul 2021- 21A Lincoln RoadJul 2021 · $600k
16 sales on Lincoln Road since 2016; 6 of them name an agent we can show, and the counts here are taken from those.
Every address on Lincoln Road
29
- 1A Lincoln Road1 Lincoln Road
- 2A Lincoln Road2 Lincoln Road
- 3 Lincoln Road
- 4A Lincoln Road4B Lincoln Road4 Lincoln Road
- 5 Lincoln Road
- 6 Lincoln Road
- 7 Lincoln Road
- 8A Lincoln Road8 Lincoln Road
- 9 Lincoln Road
- 10 Lincoln Road
- 11 Lincoln Road
- 12 Lincoln Road
- 13 Lincoln Road
- 14 Lincoln Road
- 15 Lincoln Road
- 16 Lincoln Road
- 17A Lincoln Road17B Lincoln Road
- 18 Lincoln Road
- 19 Lincoln Road
- 21A Lincoln Road21 Lincoln Road
- 23 Lincoln Road
- 25 Lincoln Road
About property on Lincoln Road, Bluff Hill
Every property in Lincoln Road, Bluff Hill, 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 Toitū 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 Toitū Te Whenua Land Information New Zealand and from the council. No ownership information is published.
Header photo: Colin Watts on Unsplash (licence).