By Fraser Coombes | Ray White Hamilton Property Management | 15 December 2025
If you’re a landlord in the Waikato right now, you’ve probably noticed things feel a little different. Properties are taking longer to rent, enquiry levels are mixed, and the competition to secure great tenants is stronger than it’s been in years.
That’s not your imagination – the data backs it up.
According to Realestate.co.nz’s November 2025 Rental Market Report (prepared for our team at Ray White Hamilton Property Management), rental stock across the Waikato has climbed from around 500 listings in November 2023 to nearly 800 this November – the highest level we’ve seen in almost two years. Simply put, there are more homes available than there are tenants to fill them.
What’s Driving It
It’s not just local factors at play. Stats NZ’s latest migration data shows that the annual net migration gain for October 2025 was 11,900, compared with 35,369 a year earlier. Two years ago, that figure was 135,529.
Across 2023, monthly net migration averaged around 102,828, but from January to October this year it dropped to just 11,534 – about 11 percent of that level. Fewer people arriving means fewer renters looking — and that’s why time on market has stretched.
How We’re Beating the Average
Across the Waikato, the average property now takes about 27 days to rent. For our landlords, it’s a very different story — our Ray White Hamilton listings average just 17 days.
That 10-day difference really adds up. On a typical $730 weekly rental, every vacant day costs about $104, so renting 10 days faster means saving roughly $1,040 in lost rent. That’s money straight back in your pocket — and a big reason our owners are staying ahead.
At Ray White Hamilton, we treat every property like it’s our own investment. That means smarter pricing advice, proactive marketing, and fast, personal communication with every enquiry. Because in a competitive market, every hour counts.
Why December Matters
Here’s the thing: the next few months are critical. Realestate.co.nz’s data shows January to March are typically the hardest months to rent out properties, with days on site peaking early before easing mid-winter.
The good news? Search interest is already surging — up 66.9 percent in Te Awamutu, 45 percent in Morrinsville, and 21 percent in Cambridge over the past 30 days (Realestate.co.nz internal data, Dec 2025). More tenants are starting their search now as leases expire and families plan moves before the school year.
That’s why we’re encouraging landlords to act early. December is when you want your property live, looking its best, and managed by a team that’s working seven days a week to keep it visible and moving.
What We’re Doing to Help
We know this is a testing market, so we’ve introduced several initiatives to give our landlords an extra edge:
- $500 Christmas Prezzy Card Giveaway – tenants who rent a Ray White property before 23 December 2025 (go-live can be later) go in the draw, creating a little extra motivation to sign sooner.
- Complimentary Super Feature & Carousel listings on Realestate.co.nz – premium placement for all Ray White Hamilton landlords, giving listings more visibility and reach.
- Same-day viewings – when a qualified tenant enquires, we move fast. The sooner they view, the sooner they apply.
- Landlord education and pricing insights – we share real-time market data and advice so you know exactly how your property compares and what it should be renting for.
It’s all about shortening that gap between enquiry and tenancy — without compromising on tenant quality.
The Bottom Line
Yes, the rental climate is challenging. But it’s also full of opportunity for owners who act early and partner with the right team.
We’re proud to be helping landlords across the Waikato stay ahead — by combining speed, strategy, and service with a personal touch.
If your property is coming up for rent, or you simply want to see how your investment could perform better, let’s talk.
Fraser Coombes