Stephen Jones

I have identified one or two places in Mangere that could fit our budget. What's it like living there?

Steve

bearskin

A neighbour bought a few rental investment properties down in Mangere a while back. She says it's OK, it's a nice community.

Having said that I am surprised to hear a migrant picking it as a choice to move to (from the UK?). Are Auckland house prices so bad that Mangere has become a choice over Browns Bay for example?

The Weezer

Hi Steve, I don't live in Mangere, but do live in the general area. Please see my recent post for more information. I'd be happy to answer any further questions.

http://britishexpats.com/forum/new-z.../#post11549513

Please be aware that you might consider sending the children to schools out of district if you're looking to buy in some areas. Some schools are a bit rough. Saying that though, quite a few people do it, even in more expensive areas than Mangere, so you might find it tenable. We've been commuting to school for three years now. This post has a link and might be relevant:

http://britishexpats.com/forum/new-z.../#post11535456


Brown's Bay is an expensive suburb so of course it's going to be much more expensive than most suburbs in Manukau City. Mangere has a more mixed demographic than Brown's Bay, which seems to have loads of British. Mangere's no different than most of Auckland and that's a fact. I always figure people NEED to feel that South Auckland is worse, so they can feel better about where they live, even if it's not particularly different or better.

Stephen Jones

It's all to do with the value of the house we are moving from.
Because the house is in South Wales (as opposed to South-East England) the best we could probably hope to sell it for is 320,000 nz dollars (at current exchange rates). We would need to raise a mortgage to buy property in Auckland (mortgage free in UK) and want to minimise this as much as we can.

Yes...AKL is Expensive!

Stephen Jones

Thanks Weezer

Schooling's not a problem for us though.

The Weezer

You're in a good position then.

Despite many Kiwis' assertions that they're so egalitarian, the truth is where you live, what you own, etc. is extremely important, certainly in Auckland, but also in many other other places in my experience. It matters enormously what suburb you live in, and you will always be judged by your address. Doesn't matter that the suburbs are no worse, it's just the reputation.

Personally, I think it's a good idea, financially, to buy a more modestly priced house in South Auckland, properly modernise it as you have time and money, and in the end when you sell you'll likely have added more value than buying an insanely overpriced unlivable home that will cost enormously to make comfortable.

Saying this though, houses in Mangere and the rest of South Auckland are becoming more expensive even as we speak.

The Weezer

Steve,
This is the link I meant to send about Mangere and other nearby suburbs:

http://britishexpats.com/forum/new-z.../#post11547683

Justcol

I'm not PC and am only being honest and Mangere is bloody awful.

I wouldn't live anywhere near the place.
My wife is a kiwi and she says she wouldn't either

MrsFychan

have you got a job offer now then Steve?

also you are aware of the new capital gains tax that is meant to becoming into force in April this year?

madao

We bought in South Auckland last year with no school considerations to make either.

Areas in South Auckland fitted our budget and wants for a house and as ive said in other posts im not sure I could justify the huge price tag, and huge mortgage to boot, for a similar or smaller property just because its closer to the city or in a "better" area.

For us being close to transport links was important along with a good size plot.

We ended up in a private road, 2 minutes walk to the areas high street, 5 minutes walk to a train station on a 1800sqm cross lease plot with our share about 1000sqm and full of fruit trees. (feijoas, peaches or apples anyone, we are picking them up by the bin bag full at the moment?)

In South Auckland there is country side, wineries, farmers markets, shopping malls and things to do very close.

What there is a lack of is decent bars and restaurants on your doorstep but you have to remember this isn't city center living. This may happen over time though as areas gentrify. There are so many people priced out of the city these areas down south are only going to improve imho.

Robbo25

Can you expand please? I didn't think anything had been decided as yet

bearskin

Eh? Parnell is an expensive suburb, Remuera, Mt Eden, Herne Bay, even. And on the coastal North Shore, the suburbs increase in price as you go north, so there's only really Torbay that is LESS expensive than Browns Bay. All up I could easily name you two dozen suburbs that are expensive, before I got to Browns Bay.

Auckland's a pretty big place and it is quite different in its various parts. From Howick, to Mangere, to Devonport to Kumeu - you seriously saying everywhere is the same????? I've heard from people who live in S Auckland that there are quite big divisions - i.e. people from Manurewa who wouldn't be seen dead in Otara, or Mangere - even a lot of the Pacific Islanders have 'their own' areas...

MrsFychan

no it was decided back in Dec 2013 they just hadn't done the fine print ie would it be at the higher or lower rate of tax, it comes into force on the 6th April from what I have read.

https://wealth.barclays.com/en_gb/in...ffect-you.html

if it was your main home and not rented then you won't but if you are renting it out looks like you will

"Capital Gains Tax
You don’t pay Capital Gains Tax when you sell (or ‘dispose of’) your home if all of the following apply:

you’ve lived in it as your main home for all the time you’ve owned it
you haven’t let part of it out or used part of it for business only
the grounds, including the buildings, are smaller than 5,000 square metres (just over an acre)
This is because you automatically get a tax relief called Private Residence Relief. You don’t need to do anything.

If you don’t meet all these criteria you may have to pay some Capital Gains Tax."

https://www.gov.uk/buy-sell-your-home/tax

The Weezer

I only mentioned Brown's Bay because *you* used it as an example. It's certainly expensive compared to Mangere.


You misunderstood. I meant that Mangere is no worse than many areas, especially in west Auckland. Mangere has some really interesting places to visit, it's a huge suburb. I would recommend Mangere Mountain and Otuataua Stonefields. Villa Maria winery is also in Mangere as is Butterfly Creek.

bearskin

Yes I did.

Reason why is because, not so long ago, Browns Bay would be on most people's radars if they were moving from the UK to NZ and quite possibly getting a job in Auckland. It had most things that would appeal to UK migrants, and was not a very expensive place to live/buy a house.

To think that Mangere has now superseded Browns Bay (as an example) as somewhere to aspire to live in if considering a move here from the UK, is, IMHO, just nuts. Frankly, if that was my choice, I wouldn't bother.