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HouseReportProperty report · 10 October 2026

27 Smythe Road

Henderson, Auckland

Section: 674 m²
Council valuation: $890,000
Zone: Terrace Housing and Apartment Building

In this report

01What we found, and what to doThe things to look into before you offer, on a map of the section.
02The house and the landHow much of the section each hazard covers, and whether it reaches the house.
03Land, title and valueSection size, title, council valuation and estimated rates.
04What you can buildThe zone, how many homes and how high, and proposed changes.
05Flooding and land stabilityRivers, stormwater, slips and earthquake ground damage.
06The coast and rising seasHeight above sea level, sea-level forecasts, erosion and tsunami.
07Rules that limit what you can changeCharacter, heritage and other protections, and change nearby.
08Getting aroundTransport, shops and services, schools and the neighbourhood.
09How insurers may see this propertyThe likely outlook, and what to ask your insurer.
10Questions to ask the agentWhat to ask, based on what this report found.
11What to look at, at the open homeA checklist to take with you.
12What to check before you buyThe checks to do before your offer goes unconditional.
13What the terms meanThe council and technical terms in this report.

01Summary

What we found, and what to do

Two things to look into before you offer: river and stream flooding and slips in heavy rain.

Aerial photo of 27 Smythe Road, Henderson — On this section: River flooding. The others are nearby and shown for context.
**River flooding**On this sectionLand a river or stream would cover in a severe flood.
**Rainwater pooling**NearbyA dip where rainwater collects when drains block or overflow.
**Stormwater paths**NearbyWhere rainwater runs downhill across the ground in heavy rain.
**Heritage place**NearbyA building or site listed for its heritage value.
Yellow line: the property boundary (approximate). Aerial imagery from LINZ, CC BY 4.0.

River and stream flooding
Needs attention
Part of the land is in the area a severe flood from a nearby river or stream would cover.
On this section: Covers about 2% of the section (12 m²), on the south side. It doesn't reach the house; the nearest edge is about 14 m away.
What to do: Ask the agent and neighbours whether it has flooded, check the LIM, and get an insurance quote early. Look at the map to see which part of the land is affected.
Slips in heavy rain
Worth checking
High chance of slips in heavy rain.
On this section: Covers about 2% of the section (12 m²), on the west side. It doesn't reach the house; the nearest edge is about 1 m away.
What to do: Look for cracked paths and walls, leaning fences or retaining walls, and soggy ground. Ask whether a geotechnical report exists, and check the LIM for past slips.

Also good to know

Insurance, rates and transport

Insurance outlookHigher riskSee section 9

Estimated rates$3,370 a yearAbout $65 a week

Nearest train station5 min walkHenderson

02The section

The house and the land

Each hazard map measured against the section and the house: how much of the land it covers, where, and how close it comes to the house.

Boundary The house River and stream flooding Slips in heavy rain

Hazard	Of the section	Where	The house
River and stream flooding	2% · 12 m²	South side	Clear · 14 m away
Slips in heavy rain	2% · 12 m²	West side	Clear · 1 m away

Section669 m²Measured from the boundary map

House footprint176 m²Outline from 2017 aerial photos

Other buildingsNoneGarages, sheds and sleepouts

Measured from council hazard maps and LINZ building outlines, which are traced from aerial photos: a recent extension or new house may not show. Maps are a guide and can be out by a few metres at the edges.

03The property

Land, title and value

The basics from the land title and the council’s rates records.

Section size674 m²Measured from the boundary map

Title numberNA1836/66Ask your lawyer for a copy

Legal descriptionLot 1 DP 47825How the land is named on the title

Council valuation (CV)$890,000For rates, at 1 May 2024

Land value$840,000The land without buildings

Buildings value$50,000Valuation minus land value

The council valuation is what the council uses to set rates. It is not a sale price, and recent sales nearby are a better guide to value.

Land$840,00094%
Buildings$50,0006%

Most of the value of many Auckland homes is in the land. A low buildings value often means an older house, or one the council expects to be replaced.

Estimated council rates, 2026/27$3,370 a year about $65 a week

Fixed charge $663 + $2,280 based on the council valuation + $430 for rubbish, recycling and food scraps. Water and wastewater are billed separately by Watercare. Check the exact amount on the council’s rates search.

Based on value$2,28068%
Fixed charge$66320%
Rubbish and recycling$43013%

04Zoning

What you can build

Every Auckland property has a council zone that sets how many homes, and how high, you can build.

Residential

Terrace Housing and Apartment Building zone

Meant for apartments and terraced housing, usually near town centres and transport. Neighbouring sections may be redeveloped much larger.

Homes per section: Apartments and terraces, with consent
Building height: About 5 storeys (16 m), more in places

On this 674 m² section

Buildings can cover: About 335 m²50% of the section
Buildings and paving together: About 470 m²70% of the section
Could it be subdivided?: Too small to splitNew sites must be at least 1,200 m²

Proposed changes

The council is consulting on new housing rules (Plan Change 120). Under the proposal this property would keep its current zone.

Special conditions here could limit extra building nearby (the council calls these “qualifying matters”):

Flood Hazards

The Auckland Unitary Plan is the council’s rulebook for land use. Every property has a zone that sets what you can build: how many homes, how high, and how close to the boundary. These are general rules: overlays, precincts and the size of the section can change them.

How high the zone lets you build, compared with a one-storey house. Your zone is in colour; neighbours in the same zone can build to the same height.

05Natural hazards

Flooding and land stability

We check each hazard map against the whole section, not just the address point. The map in the summary shows where each hazard is.

River and stream flooding

Official term: Flood plain

Needs attention

Part of the land is in the area a severe flood from a nearby river or stream would cover.

On this section: Covers about 2% of the section (12 m²), on the south side. It doesn't reach the house; the nearest edge is about 14 m away.

What this means

The council maps the area a flood with a 1% chance of happening in any year would reach, allowing for heavier rain in future. Over a 30-year mortgage that is roughly a 1 in 4 chance. It may only touch part of the section, not the house.

What to do

Ask the agent and neighbours whether it has flooded, check the LIM, and get an insurance quote early. Look at the map to see which part of the land is affected.

The chance a flood this size (1 in 100 each year) happens at least once. Over a 30-year mortgage it is about 1 in 4.

Earthquake ground damage

Official term: Liquefaction

For information

The council hasn’t assessed liquefaction risk in detail here yet. Most of Auckland is low risk.

Slips in heavy rain

Official term: Landslide susceptibility

Worth checking

High chance of slips in heavy rain.

On this section: Covers about 2% of the section (12 m²), on the west side. It doesn't reach the house; the nearest edge is about 1 m away.

What this means

This is the highest rating anywhere on the section, often on a bank or slope rather than where the house sits.

What to do

Look for cracked paths and walls, leaning fences or retaining walls, and soggy ground. Ask whether a geotechnical report exists, and check the LIM for past slips.

No issue found Also checked

Ponding in heavy rain: No dips where rainwater pools are mapped on the land.
Stormwater running across the land: No stormwater flow paths cross the land.
Large land movement: Very low chance of large, deep land movement.

06Natural hazards

The coast and rising seas

Flooding from the sea, coastal erosion and tsunami zones from Auckland Council, and sea-level forecasts for the nearest coast from NZ SeaRise.

Height above sea level

For information

The ground is about 20 m above sea level.

What this means

Higher ground is less exposed to flooding from the sea, but rivers, pooling rainwater and stormwater can still affect land at any height. A big difference between the highest and lowest points usually means a sloping section.

Height above sea level, drawn to scale. The section is fairly flat.

Approximate, from LINZ’s 8 m elevation model

Rising sea levels

Official term: Sea-level rise and land movement

For information

The sea nearby is expected to be about 35 cm higher by 2050 and 80 cm higher by 2100 (compared with 2005).

What this means

The land at the nearest coast is sinking about 2.4 mm a year, which makes the sea rise faster here. This matters most if the land is low-lying or close to the water.

How much higher the sea near this property is expected to be than in 2005. “Middle” assumes the world makes moderate cuts to emissions, “High” that emissions keep growing; the shading is the likely range. The ground here is about 20 m above sea level, far above even the highest line.

No issue found Also checked

Flooding from the sea: A severe storm tide would not reach the land, even if the sea rose 2 m.
Coastal erosion: Not near any land at risk of coastal erosion, even by 2130.
Tsunami: Outside the tsunami evacuation zones.

07Planning rules

Rules that limit what you can change

On top of the zone, some properties have extra protections or limits, for example on character houses, heritage, trees or height.

Extra stormwater rules

For information

New buildings and paved areas here must hold back rainwater on site, for example with a tank.

What this means

This adds some cost to extensions and new driveways. It doesn’t affect the house as it is.

Change around you

For information

Land within 150 m is zoned for high-rise buildings, more than this property’s zone allows.

What this means

Neighbouring sections could be redeveloped more intensively than this one, which can mean more neighbours and less sun or privacy, but also rising land values. It’s within a 10-minute walk of Henderson Train Station, where the council’s proposed housing rules would allow more homes and taller buildings.

What to do

Walk the street and look for recent redevelopment, and check the zones of the sections next door on the council’s GeoMaps.

Metropolitan Centre zone: high-rise buildings
Terrace Housing and Apartment Building zone: apartments of about 5 storeys or more
Henderson Train Station: about 5 minutes’ walk

No issue found Also checked

Character house rules: Not in a special character area.
Heritage protection: Not part of a protected heritage place.

We also checked for protected trees, protected native bush, aircraft noise, volcano view height limits, land set aside for public works, local precinct rules, height limits, stormwater rules and the Waitākere Ranges Heritage Area. Only the ones that apply are listed.

08Around the property

Getting around

Walking times are estimates from straight-line distance, allowing for the street layout.

Rings show about 5 and 10 minutes’ walk. Map: OpenFreeMap, © OpenMapTiles, © OpenStreetMap contributors

Nearest	Place	Walk
Train station	Henderson	5 min
Bus stop	6 within 400 m	2 min
Supermarket	D.H. Supermarket	7 min
Park	Ōpanuku Reserve	5 min
Playground	Unnamed playground	3 min
Café	Esquires	3 min
Doctor	Local Doctors Wai Health	7 min
Pharmacy	Henderson Discount Pharmacy	7 min
Library	Waitākere Central Library	9 min

Schools

School zones and nearby schools

This address is in 3 school zones. Living here guarantees a place at those schools.

The property In zone Nearby, out of zoneMap: OpenFreeMap, © OpenMapTiles, © OpenStreetMap contributors

1Henderson High SchoolSecondary (Years 9–13) · State · 1,044 students260 m In zone
2Henderson SchoolPrimary (Years 1–6) · State · 198 students750 m In zone
3Bruce McLaren IntermediateIntermediate (Years 7–8) · State · 283 students1.6 km In zone
4Henderson South SchoolPrimary (Years 1–6) · State · 287 students940 mOut of zone
5Holy Cross Catholic School (Henderson)Primary (Years 1–8) · State-integrated · 454 students980 mOut of zone
6Western Heights School (Auckland)Primary (Years 1–6) · State · 653 students1.0 kmOut of zone
7Henderson North SchoolPrimary (Years 1–6) · State · 366 students1.3 kmOut of zone
8Waitakere S D A SchoolPrimary (Years 1–8) · State-integrated · 68 students1.3 kmOut of zone
9Sunnyvale SchoolPrimary (Years 1–6) · State · 527 students1.4 kmOut of zone

Distances are in a straight line. Zone maps are a guide: the school’s written zone description is what counts, so check with the school before you rely on it.

Neighbourhood

Henderson West

From the 2023 Census, for the neighbourhood around the property (a Stats NZ area of a few thousand people).

People living here2,787

Typical age36 yearsHalf are older, half younger

Homes lived in by owners57%The rest are rented

Typical household income$97,000Per year, before tax

Typical rent$530 a week

09Insurance

How insurers may see this property

Insurers now price each home by its own natural hazard risk, and banks won’t lend without insurance. This is a guide to the conversation, not a quote.

Insurance outlookHigher risk

Insurers are likely to look closely at this property. Expect questions, a higher premium or excess for natural hazards, and possibly conditions on cover.

Because of: river and stream flooding, slips in heavy rain.

Questions to ask your insurer

Can you insure this address, and what is the premium and excess?
What is the excess for flood damage, and is there a separate natural hazard excess?
Are slips and retaining walls covered?
Does the policy cover the full rebuild cost, and how is the sum insured worked out?

10Questions

Questions to ask the agent

Ask in writing if you can. Agents must not mislead you, so a clear question gets a useful answer, and a vague answer tells you something too.

Because of what this report found

01River and stream floodingHas the property ever flooded, including in the January 2023 storms? Has the owner made an insurance claim for flooding?
02Slips in heavy rainHave there been any slips on the section? Have retaining walls been repaired, and were they consented?

Worth asking about any house

03Is there any building work that wasn’t consented, such as a deck, carport, bathroom or garage conversion?
04Do you have a LIM or building report I can read? How recent are they?
05Has the property had any leaks, damp or weathertightness problems?
06How old are the roof, hot water cylinder and switchboard?
07Why are the owners selling, and how soon do they want to settle?
08What chattels are included, such as heat pumps, curtains and the dishwasher?
09Are there any shared driveways, rights of way or neighbour disputes?

11Viewing the house

What to look at, at the open home

Take this page with you. Look for these yourself, then ask a building inspector about anything that worries you.

Because of this property’s findings

River and stream flooding. Look at how high the floor is above the ground, and for tide marks, damp or new carpet in lower rooms.
Slips in heavy rain. Look for cracks in paths and driveways, leaning retaining walls, and soggy ground on slopes.

Outside

Roof: rust, loose or missing tiles, sagging lines.
Gutters and downpipes: rust, leaks, and where the water goes.
Cladding: cracks, bulges, staining or soft spots, especially below windows and at corners.
Ground level: the soil should sit well below the floor and cladding, and slope away from the house.
Retaining walls and fences: leaning, cracking or bulging.
Decks and balconies: soft boards, rot, and how they join the house.

Inside

Smell for damp or mustiness when you first walk in.
Look for mould, stains or peeling paint on ceilings, in wardrobes and behind curtains.
Check walls and ceilings for cracks, especially above doors and windows.
Notice whether floors feel level and doors close properly.
Look for condensation or water marks on windows and sills.
Run the taps and shower to check water pressure and how long hot water takes.

Under the house and in the roof space

If you can look under the house: damp ground, piles that lean or have rotted, and loose insulation.
In the roof space, if there is a hatch: stains, daylight through the roof, and insulation.

Services

Hot water cylinder: its age (often on a label) and any leaks.
Switchboard: old ceramic fuses rather than modern switches can mean rewiring.
Heating and ventilation: heat pump, extractor fans in the kitchen and bathroom.

Sun, noise and the neighbourhood

Which rooms and outdoor areas get sun, and at what time of day.
Traffic, flight path and neighbour noise.
Parking on the street, and the walk to transport and shops.
Mobile reception inside the house.

12Next steps

What to check before you buy

Things this report turned up come first, then the checks every buyer should do.

Ask whether it has floodedNeeds attention
Ask the agent and neighbours whether the property has flooded, check the LIM for flood notes, and ask your insurer about flood cover and excess.
Look for signs of slipsWorth checking
Check retaining walls, paths and fences for cracks or leaning, and ask whether the LIM records any slips.
Order the council LIM report
Read every section, especially hazards and building consents. Check that every extension, deck and garage on the property has a consent.
Get a building inspection
Use an inspector who follows the NZ standard for property inspections (NZS 4306). If the house was built or reclad between about 1994 and 2004, ask them to check for leaks (the “leaky homes” era).
Get an insurance quote before you go unconditional
Insurers now price each property by its own hazard risk. Make sure you can get cover, and at what excess, before your offer becomes unconditional. Most banks won’t lend without it.
Have your lawyer check the title
The title can include rights of way, shared driveways and rules from the original subdivision that limit what you can do with the land.

13Words explained

What the terms mean

1-in-100-year flood (1% AEP): A flood big enough that it has a 1% chance of happening in any given year. Over a 30-year mortgage that adds up to about a 26% chance. "AEP" means annual exceedance probability.
Capital value (CV): The council’s valuation used to set rates, updated every three years. It is not a market price, and sale prices are often higher or lower.
Emissions scenarios: Future sea levels depend on how much the world cuts greenhouse gases. "Middle" assumes moderate cuts (the IPCC’s SSP2-4.5). "High" assumes emissions keep growing (SSP5-8.5).
Flood plain: Land that rivers and streams spread over in a severe flood. Auckland Council maps the area a flood with a 1% chance of happening in any year would cover, allowing for heavier rain in future.
Landslide susceptibility: How likely the land is to slip, based on its slope, soil and history. "Shallow" slips happen in heavy rain; "large-scale" movement is deeper and rarer.
Legal description: How the land is identified on its title, for example "Lot 1 DP 50386" (lot 1 on deposited plan 50386).
LIM (Land Information Memorandum): A report from the council with everything it holds about a property: building consents, hazards, rates, and any notices. Costs about $300–$560 and takes up to 10 working days.
Liquefaction: In a strong earthquake, wet sandy or silty ground can briefly behave like liquid, which can sink and crack foundations. Most of Auckland is low risk.
Plan Change 120: A council proposal, under consultation, to change housing rules so more homes can be built near town centres and transport. Some areas keep stricter rules because of special conditions the law calls "qualifying matters" (for example heritage, flooding or infrastructure limits).
Resource consent: Council permission to do something the planning rules don’t allow as of right. It costs money and takes time, and may be declined.
School enrolment zone: If you live in a school’s zone, it must offer your child a place. Out-of-zone places go by ballot, if there are any.
Sea-level rise and land movement: How much higher the sea is expected to be in future. Where the land itself is slowly sinking, the sea rises faster relative to it. Projections come from NZ SeaRise, a national research programme.
Zone (Auckland Unitary Plan): The Auckland Unitary Plan is the council’s rulebook for land use. Every property has a zone that sets what you can build: how many homes, how high, and how close to the boundary.

Sources

Where this information comes from

Flooding, land and coast: Auckland Council hazard maps: flood plains, flood-prone and flood-sensitive areas, overland flow paths, coastal inundation, coastal erosion (2050, 2080, 2130), liquefaction and landslide maps
Sea-level rise: NZ SeaRise (Victoria University of Wellington, GNS Science, NIWA and partners), CC BY 4.0
Tsunami zones: Auckland Emergency Management
Zoning and planning rules: Auckland Unitary Plan and the Plan Change 120 property summary, Auckland Council, CC BY 4.0
Council valuation: Auckland Council 2024 revaluation
Address, boundary and photo: Land Information New Zealand (LINZ): NZ Addresses, NZ Primary Parcels and LINZ aerial imagery, CC BY 4.0
Schools: Ministry of Education school directory and enrolment zones
Neighbourhood: Stats NZ 2023 Census, CC BY 4.0
Transport and places: Auckland Council rapid transit network stops; shops, parks and services from © OpenStreetMap contributors (ODbL)
Rates estimate: Auckland Council 2026/27 rates: uniform annual general charge, general and targeted rates, and the standard waste service

Information was read on 10 October 2026. This report summarises public council and government data to help you decide which properties deserve a closer look. It is not a council LIM, a valuation, a building inspection, or legal, financial or insurance advice. Maps are a guide, may be out of date, and can be imprecise at property boundaries. Always read the LIM, get a building inspection and take professional advice before you buy. Contains data sourced from LINZ, Auckland Council and Stats NZ, licensed for reuse under CC BY 4.0.

Before you buy 27 Smythe Road

Read the council LIM, and ask your lawyer to check the title.
Get a building inspection from a qualified inspector.
Get an insurance quote before your offer goes unconditional.

Questions, or something looks wrong?hello@housereport.co.nz

Check another house, freehousereport.co.nz

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Hazard

Of the section

Where

The house

River and stream flooding

2% · 12 m²

South side

Clear · 14 m away

Slips in heavy rain

2% · 12 m²

West side

Clear · 1 m away

Nearest

Place

Walk

Train station

Henderson

5 min

Bus stop

6 within 400 m

2 min

Supermarket

D.H. Supermarket

7 min

Park

Ōpanuku Reserve

5 min

Playground

Unnamed playground

3 min

Café

Esquires

3 min

Doctor

Local Doctors Wai Health

7 min

Pharmacy

Henderson Discount Pharmacy

7 min

Library

Waitākere Central Library

9 min

This is what you get for $29

27 Smythe Road

River and stream flooding

Slips in heavy rain

Terrace Housing and Apartment Building zone

On this 674 m² section

Proposed changes

River and stream flooding

What this means

What to do

Earthquake ground damage

Slips in heavy rain

What this means

What to do

No issue found Also checked

Height above sea level

What this means

Rising sea levels

What this means

No issue found Also checked

Extra stormwater rules

What this means

Change around you

What this means

What to do

No issue found Also checked

Questions to ask your insurer

Because of what this report found

Worth asking about any house

Because of this property’s findings

Outside

Inside

Under the house and in the roof space

Services

Sun, noise and the neighbourhood

Ask whether it has floodedNeeds attention

Look for signs of slipsWorth checking

Order the council LIM report

Get a building inspection

Get an insurance quote before you go unconditional

Have your lawyer check the title

27 Smythe Road

River and stream flooding

Slips in heavy rain

Terrace Housing and Apartment Building zone

On this 674 m² section

Proposed changes

River and stream flooding

What this means

What to do

Earthquake ground damage

Slips in heavy rain

What this means

What to do

No issue found Also checked

Height above sea level

What this means

Rising sea levels

What this means

No issue found Also checked

Extra stormwater rules

What this means

Change around you

What this means

What to do

No issue found Also checked

Questions to ask your insurer

Because of what this report found

Worth asking about any house

Because of this property’s findings

Outside

Inside

Under the house and in the roof space

Services

Sun, noise and the neighbourhood

Ask whether it has floodedNeeds attention

Look for signs of slipsWorth checking

Order the council LIM report

Get a building inspection

Get an insurance quote before you go unconditional