New data from realestate.co.nz highlights the additional value extra bedrooms can add to a property’s asking price; showing number of bedrooms is one of the clearest indicators of price difference in New Zealand’s property market.
Nationally, the average asking price increased by 32% when going from a one to two-bedroom property, and by 31% between a two and three-bedroom home.
The price difference continued to escalate as the number of bedrooms increased, with a 43% difference between three-bedroom and four-bedroom homes and a 40% difference between four-bedroom properties and those with five or more.
Vanessa Williams, spokesperson for realestate.co.nz says homeowners willing to renovate could be rewarded for their efforts at sale time.
“At a national level, we’re talking about an almost $400,000 jump between a three-bedroom and a four-bedroom home and almost half a million dollars in increased value between a four-bedroom and a five-bedroom home.
“Property owners who are willing to roll up their sleeves and add another bedroom through a smart renovation will likely benefit when selling. Not only can adding an extra bedroom make a property more liveable, but it can also deliver one of the most significant value boosts when it comes time to sell.
“On the flip side, buyers need to be aware of the price differences when upsizing,” Williams says.
Auckland: the sharpest jump between one and two bedrooms
In Auckland, buyers who purchased homes between July 2024 and July 2025 paid 50% more on average to move from a one-bedroom property to a two-bedroom home - the steepest price jump recorded among New Zealand’s major regions.
The average asking price for a one-bedroom home sat at $513,668, rising to $772,483 for two bedrooms. Prices continued to climb steadily as the bedroom count increased.
Wellington also recorded a substantial increase in prices between one and two-bedroom homes, with prices increasing 45% from $435,116 to $629,991. However, the increase in average asking price between three, four, and five-bedroom properties was more gradual in the capital, 33%, 28% and 31% respectively.
Waikato and Canterbury see more value in four and five-bedroom homes
In Waikato and Canterbury, the biggest increase came when upsizing from a three-bedroom home to a four-bedroom home, reinforcing the value of homes with four or more bedrooms in these markets.
The difference in average asking price between a three-bedroom and a four-bedroom home in Waikato was $288,519 or 39%, while the difference between a three and four-bedroom property in Canterbury was $255,437 or 36%.
An extra bedroom valued at half a million dollars in Central Otago/Lakes District
Another region of note was Central Otago/Lakes District, which recorded a 64% increase in average asking price between two and three-bedroom homes during this 12-month period. The average asking price of a two-bedroom home in this sought-after region was $858,387, but this increased to $1,412,870 for a three-bedroom home, a jump of $554,483.
An additional 53% increase in the average asking price was recorded for four-bedroom properties in the region, a difference of $754,970. There was almost a million-dollar jump from $2,167,840 for a four-bedroom to $3,091,115 for a five-plus-bedroom home.
Williams says the price increases for extra bedrooms across the country show just how strong demand is for properties that suit growing families and lifestyles.
"These homes are often seen as the ‘forever home,’ so buyers are willing to stretch further to secure them.”
For media enquiries, please contact:
Hannah Franklin | hannah@realestate.co.nz
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