47 properties · Bluff Hill, Napier

Roslyn Road, Bluff Hill

Roslyn Road in Bluff Hill has 47 properties, valued by the council between $330,000 and $4,290,000 with a median of $1,190,000 (Bluff Hill: $870,000). More of its homes were built in the 1920s than in any other decade. We estimate its homes at a median $1,105,000. 1 sold in the last twelve months. 1 is for sale now.

$1.19mmedian council valuation
$1.1mour median estimate
1sold in the last 12 months
1960median year built
1for sale now
NapierBluff Hill ×Roslyn Road ×

47 properties on Roslyn Road, Bluff Hill

Highest and lowest on Roslyn Road

Highest-valued home5 Roslyn Road$4,290,000council valuation · 5 bed · 395 m² floor · 1,050 m² land
Lowest-valued home30A Roslyn Road$330,000council valuation · 898 m² land
Highest sale, last 12 months2 Roslyn Road$1,045,000sold 25 Sept 2025 · 4 bed · 210 m² floor · 575 m² land

Property values on Roslyn Road

The council values Roslyn Road's 43 rated properties between $330,000 and $4,290,000. The middle half sit between about $943,000 and $1,375,000; the median is $1,190,000 and the mean $1,239,070.

Lowest: $330k$330kLowest10%: $784k20%: $900k20%30%: $986k40%: $1.1m40%Median: $1.19m60%: $1.25m60%70%: $1.36m80%: $1.39m80%90%: $1.56mHighest: $4.29m$4.29mHighest
BedroomsHomesMedian council valueSold, last 12 monthsMedian sale
11$1.37m0—
21$930k0—
317$990k0—
417$1.25m1—
5+5$1.93m0—

Council rating valuations: the council's figure for apportioning rates, not a market appraisal.

Roslyn Road compared with Bluff Hill

Roslyn Road's median council value is 37% above Bluff Hill's.

Roslyn RoadBluff HillNapier
Median council value$1.19m$870k$700k
Sold in the last 12 months2.1%3.4%3.5%
Time between sales16.9 yrs8.5 yrs8.6 yrs
Median section890 m²674 m²682 m²
Median year built196019301970
Council value per m² of floor$6k$5k$5k

Roslyn 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.

2016: $735k (7 sales)$735k20162017: too few sales to say (1 sale)20172018: $999k (2 sales)20182019: $595k (4 sales)20192021: $1.4m (3 sales)$1.4m20212022: too few sales to say (1 sale)20222024: $1.01m (6 sales)20242025: $1.01m (2 sales, this year so far)$1.01m2025
Sales by year as a table
YearSalesMedian pricePer m² floor
20252$1,009,000$4,970
20246$1,005,050$4,773
20221$1,285,000$6,119
20213$1,400,000$6,452
20194$595,000$4,270
20182$998,750$4,667
20171$900,000$4,091
20167$735,000$3,463

Recent sales on Roslyn Road

  • 2 Roslyn Road$1,045,00025 Sept 2025 · 4 bed · 210 m² floor · 575 m² land
  • 13 Roslyn Road$973,0008 May 2025 · 4 bed · 196 m² floor · 986 m² land
  • 19 Roslyn Road$1,010,00011 Sept 2024 · 3 bed · 210 m² floor · 402 m² land
  • 1 Roslyn Road$1,770,0005 Jul 2024 · 3 bed · 172 m² floor · 918 m² land
  • 19A Roslyn Road$1,050,0004 Jul 2024 · 3 bed · 220 m² floor · 412 m² land
  • 14 Roslyn Road$1,000,10013 Jun 2024 · 4 bed · 265 m² floor · 890 m² land
  • 13 Roslyn Road$870,00012 Apr 2024 · 4 bed · 196 m² floor · 986 m² land
  • 30A Roslyn Road$150,00020 Feb 2024 · 898 m² land
  • 21B Roslyn Road$1,285,0009 Aug 2022 · 3 bed · 210 m² floor · 495 m² land
  • 40-42 Roslyn Road$1,562,0002 Sept 2021 · 5 bed · 250 m² floor · 2,049 m² land
  • 26A Roslyn Road$1,351,00023 Aug 2021 · 3 bed · 150 m² floor · 1,075 m² land
  • 6 Roslyn Road$1,400,00018 May 2021 · 4 bed · 217 m² floor · 1,201 m² land
  • 24 Roslyn Road$853,00023 Oct 2019 · 2 bed · 170 m² floor · 1,163 m² land
  • 40C Roslyn Road$500,0009 Aug 2019 · 1 bed · 117 m² floor · 2,568 m² land
  • 20 Roslyn Road$640,00021 Jun 2019 · 3 bed · 150 m² floor · 1,290 m² land
  • 22 Roslyn Road$550,00010 Feb 2019 · 3 bed · 140 m² floor · 1,290 m² land
  • 1 Roslyn Road$910,0005 Nov 2018 · 3 bed · 172 m² floor · 918 m² land
  • 18 Roslyn Road$1,087,50026 Oct 2018 · 4 bed · 269 m² floor · 984 m² land
  • 30 Roslyn Road$900,0008 Apr 2017 · 4 bed · 220 m² floor · 613 m² land
  • 12A Roslyn Road$245,00017 Dec 2016 · 1,001 m² land

The homes on Roslyn Road

Roslyn Road has 45 houses and 1 section. More were built in the 1920s than in any other decade (17%).

1880s: 3 (3 homes)31880s1900s: 1 (1 home)1910s: 4 (4 homes)1910s1920s: 7 (7 homes)71930s: 1 (1 home)1930s1940s: 1 (1 home)1950s: 3 (3 homes)1950s1960s: 1 (1 home)1980s: 7 (7 homes)1980s1990s: 3 (3 homes)2000s: 4 (4 homes)2000s2010s: 4 (4 homes)2020s: 2 (2 homes)22020s

How long owners stay on Roslyn Road

Homes on Roslyn Road that resold in the last five years had been held a median 16.9 years (Bluff Hill: 8.5 years).

Time between a home's sales, for 8 resales in the last five years. A home not sold since our records begin is not counted, so owners who stay longest are under-represented.

Building and resource consents on Roslyn Road

4building consents in the last 5 years
  • 40C Roslyn Road1 Feb 2026 · Building consentNew install of firenzo Napier ag freestanding woodburner
  • 40C Roslyn Road1 Mar 2024 · Building consentInterior layout/ joinery/ deck changed new carpark tiny house moved, lift added, cladding change, jonery change, channel drain added, add of small external retaining wall, introduction of the reinforc
  • 40C Roslyn Road1 Jul 2023 · Building consentInterior layout/ joinery/ deck changed new carpark tiny house moved, lift added, cladding change, jonery change, channel drain added
  • 7 Roslyn Road1 Sept 2022 · Building consentInternal alterations

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 Roslyn Road

The real estate agents credited on Roslyn 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.

  1. Neal AndersenIndependent
    2 sales on Roslyn Road · last May 2025
  2. Marlene NathanIndependent
    1 sale on Roslyn Road · last Sep 2024
  3. Tracey CampbellRay White Hawke's Bay
    1 sale on Roslyn Road · last Jun 2024
  4. Angela JamesonBayleys (Eastern Realty)
    1 sale on Roslyn Road · last Apr 2024
  5. Mary-Jane DixonBayleys (Eastern Realty)
    1 sale on Roslyn Road · last Jun 2019
  6. Diane MartinRay White Hawke's Bay
    1 sale on Roslyn Road · last Nov 2018

22 sales on Roslyn Road since 2016; 7 of them name an agent we can show, and the counts here are taken from those.

Every address on Roslyn Road

47

About property on Roslyn Road, Bluff Hill

Every property in Roslyn 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).