Buying near the coast

How fast the sea is rising

The NZ SeaRise research programme forecasts sea levels around New Zealand at points every 2 km. Around Auckland, on a middle emissions path, the sea is expected to be roughly 25–35 cm higher by 2050 and 65–90 cm higher by 2100 than in 2005.

Forecasts vary from place to place, mainly because of land movement. Where the land is slowly sinking, the sea rises faster relative to it. See the forecast for any address with our sea-level rise check.

Storm tides: the bigger, sooner risk

Day-to-day high tides rarely flood homes. The risk comes from storm tides: a high tide pushed higher by low air pressure and strong onshore winds. As the sea rises, the same storm reaches further inland.

Auckland Council maps the land a storm tide with a 1% chance each year would flood, today and with 50 cm, 1 m and 2 m of sea-level rise. That shows how the risk changes over the life of your mortgage.

Coastal erosion

Beaches, banks and cliffs wear away over time, and cliff-tops can collapse in storms. The council maps the land that could be affected by 2050, 2080 and 2130.

Clifftop homes with views are the most exposed. If the erosion line crosses a property, ask for any coastal engineering or geotechnical reports.

Insurance and lending

Insurers increasingly set premiums for each property based on its own risk. Some coastal properties already face higher premiums and excesses, and a small number are hard to insure. Banks need insurance before they lend, so check this before you go unconditional.

What to check

1. Run our sea-level rise check to see storm-tide flooding, erosion and the local forecast.
2. Read the LIM for coastal hazards and any council notices.
3. Ask about past storm damage, and look at sea walls and retaining walls.
4. Get an insurance quote, including the excess for natural hazards.

Questions