82 properties · Bluff Hill, Napier

Thompson Road, Bluff Hill

Thompson Road in Bluff Hill has 82 properties, valued by the council between $415,000 and $2,400,000 with a median of $1,235,000 (Bluff Hill: $870,000). More of its homes were built in the 1970s than in any other decade. We estimate its homes at a median $1,180,000. 2 sold in the last twelve months. The highest sale in 2026 was 135 Thompson Road, at $1,910,000. 3 are for sale now.

$1.24mmedian council valuation
$1.18mour median estimate
2sold in the last 12 months
1950median year built
3for sale now
NapierBluff Hill ×Thompson Road ×

82 properties on Thompson Road, Bluff Hill

Highest and lowest on Thompson Road

Highest-valued home153 Thompson Road$2,400,000council valuation · 4 bed · 273 m² floor · 1,210 m² land
Lowest-valued home7 Thompson Road$415,000council valuation · 50 m² floor · 590 m² land
Highest sale in 2026135 Thompson Road$1,910,000sold 26 Feb 2026 · 4 bed · 214 m² floor · 856 m² land

Property values on Thompson Road

The council values Thompson Road's 76 rated properties between $415,000 and $2,400,000. The middle half sit between about $975,000 and $1,582,500; the median is $1,235,000 and the mean $1,286,250.

Lowest: $415k$415kLowest10%: $750k20%: $920k20%30%: $1.03m40%: $1.12m40%Median: $1.24m60%: $1.39m60%70%: $1.5m80%: $1.67m80%90%: $1.84mHighest: $2.4m$2.4mHighest
BedroomsHomesMedian council valueSold, last 12 monthsMedian sale
23$660k0—
317$1.06m0—
442$1.26m2—
5+12$1.83m0—

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

Thompson Road compared with Bluff Hill

Thompson Road's median council value is 42% above Bluff Hill's.

Thompson RoadBluff HillNapier
Median council value$1.24m$870k$700k
Sold in the last 12 months2.4%3.4%3.5%
Time between sales16.8 yrs8.5 yrs8.6 yrs
Median section819 m²674 m²682 m²
Median year built195019301970
Council value per m² of floor$6k$5k$5k

Thompson Road house prices over time

Median sale price by year; 2026 is the year so far. A year with fewer than two sales has no bar.

2016: $680k (9 sales)$680k2018: $645k (5 sales)20182019: $1.0m (3 sales)2020: $1.12m (2 sales)20202021: $1.41m (3 sales)2022: $1.06m (3 sales)20222023: $1.01m (7 sales)2024: $835k (4 sales)20242025: $1.36m (3 sales)2026: $1.67m (2 sales, this year so far)$1.67m2026
Sales by year as a table
YearSalesMedian pricePer m² floor
20262$1,667,500$6,920
20253$1,360,000$5,458
20244$835,000$5,460
20237$1,010,000$6,333
20223$1,063,300$6,646
20213$1,410,000$8,171
20202$1,117,500$5,156
20193$1,000,000$4,049
20185$645,000$4,031
20169$680,000$3,502

Recent sales on Thompson Road

The homes on Thompson Road

Thompson Road has 75 houses and 7 units and townhouses. More were built in the 1970s than in any other decade (15%).

1880s: 3 (3 homes)31880s1890s: 3 (3 homes)1900s: 4 (4 homes)1900s1910s: 4 (4 homes)1920s: 8 (8 homes)1920s1930s: 6 (6 homes)1940s: 7 (7 homes)1940s1950s: 10 (10 homes)1960s: 5 (5 homes)1960s1970s: 11 (11 homes)111980s: 5 (5 homes)1980s1990s: 4 (4 homes)2000s: 3 (3 homes)2000s2010s: 1 (1 home)2020s: 1 (1 home)12020s

How long owners stay on Thompson Road

Homes on Thompson Road that resold in the last five years had been held a median 16.8 years (Bluff Hill: 8.5 years).

Time between a home's sales, for 17 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 Thompson Road

19building consents in the last 5 years
  • 135 Thompson Road1 Jul 2026 · Building consentRemediation work to existing dwg
  • 135 Thompson Road1 Jan 2026 · Building consentConstruction of retaining walls on boundary
  • 151 Thompson Road1 Jan 2026 · Building consentNew bathrm
  • 135 Thompson Road1 Jul 2025 · Building consentConcrete footings revised - dimensions altered but volume stays the same. Channel drain discharge pipe layout altered to suit simpler connection to existing sw system on site. Can this please be proce
  • 153 Thompson Road1 May 2025 · Building consentReplace existing with escea tf650 freestanding woodburner

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 Thompson Road

The real estate agents credited on Thompson 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. Damian SweetappleIndependent
    2 sales on Thompson Road · last Feb 2026
  2. James HaggertyIndependent
    2 sales on Thompson Road · last Feb 2026
  3. Neal AndersenIndependent
    2 sales on Thompson Road · last Aug 2023
  4. Brayden ColdicuttHarcourts Napier
    1 sale on Thompson Road · last Feb 2025
  5. Mary-Jane DixonBayleys (Eastern Realty)
    1 sale on Thompson Road · last Jul 2024
  6. Zoe BuchananArizto
    1 sale on Thompson Road · last Mar 2024
  7. Marlene NathanIndependent
    1 sale on Thompson Road · last Nov 2023
  8. Joseph SkeltonBayleys (Eastern Realty)
    1 sale on Thompson Road · last Aug 2023
  9. Leon DearTremain Real Estate
    1 sale on Thompson Road · last Jul 2019

37 sales on Thompson Road since 2016; 11 of them name an agent we can show, and the counts here are taken from those.

Every address on Thompson Road

82

About property on Thompson Road, Bluff Hill

Every property in Thompson 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).