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Source: CoreLogic

·       6.1% of property resales in Q1 2023 made a gross loss, up from 4.0% in Q4 2022

·       More than one quarter of apartment resales made a gross loss, the highest in over a decade

·       Auckland has the highest proportion of loss making resales among the main centres

Continued falls in New Zealand home values have led to the highest portion of properties being resold for a gross loss since 2016.

The latest CoreLogic NZ Pain & Gain report shows 6.1% of property resold in the first three months of 2023 went for a price less than the previous transaction, up from 4% in the final three months of last year.

While the median profit on the 93.9% of resales that sold for a gain remains high at $305,000, it too has fallen from the peak of $440,000 in Q4 2021. The median resale loss was -$60,000, up from -$45,000 at the end of last year.

CoreLogic NZ’s Chief Property Economist Kelvin Davidson said while the number of loss-making resales was still low, the softer trend for resale performance is evident across owner classification, property type and geography.

“It’s important to remember hold period plays a key role in the size of any resale profit or loss. Even in a down market, owners who have held property for several years will still tend to see large gains at resale time,” Mr Davidson said.

“Owner occupiers generally aren’t making a cash windfall either, as the equity is generally recycled to make the next property purchase.”

Hold period

Properties resold for a gross profit in the three months to March 2023 had been owned for a median of 8.3 years, unchanged from the previous quarter and consistent with the longer-term average. For loss-making resales the hold period was 1.8 years, up slightly from 1.6 years in Q4 2022, but still low by historic standards. Mr Davidson said this was particularly striking.

“This means there was a tendency for recent loss-making property resales to have been originally purchased around the first half of 2021, when the market was very strong and looked different than it does now,” Mr Davidson said.

“Presumably, many of these resellers had intended to hold for longer, but perhaps had to sell due to changed personal or financial circumstances, such as the impact of rising interest rates.”

Where the pain was felt

The current trends in home values around the main centres are reflected in the pain and gain figures. Christchurch, where property values have been the most resilient, is showing the lowest portion of loss-making resales at 2.7% (up from 1.7% last quarter), while the most pain is currently being felt in Auckland where 13.2% of resales were made below the previous purchase price. That was up from 6.9% in Q4, and represented the largest quarter-on-quarter change of the main centres.

Hamilton had the next highest proportion of resale losses at 8.1%, followed by Wellington (6.3%), Dunedin (5.3%) and Tauranga (5.0%).

Pain and gain by property type

The turnaround for the pain and gain data is apparent in the apartment market. More than 28% of resales in Q1 2023 made a gross loss, the highest since Q4 2012 (29.5%) and up from about 5% in mid-2021.

Mr Davidson wasn’t too alarmed at the trend given the proportion of apartment loss-making resales has been much higher in the past and the number of sales remained relatively low, at just 78 deals over the quarter.

It is still relatively uncommon for houses to make a gross loss at resale, but Mr Davidson said this has also turned a corner.

“From only half a percent of house resales being made for a gross loss in Q1 2022, that figure has now risen to 5.1%. That’s the highest since mid-2016, meaning relatively fewer house resellers are making a gross profit than has been the case for around seven years.”

In terms of the scale of profits and losses, the median gain for houses nationally was $302,000 in Q1 2023, while the median loss was $50,000. For apartments, the profit and loss was $147,500 and $67,500 respectively.

Profit and loss by owner type

Both owner-occupiers and investors saw an increase in loss-making resales in Q1 2023. Owner-occupiers saw 5.8% of resales make a gross loss, up from 3.4% in Q4, while 7.4% of investors made a gross loss, up from 4.7% in the previous quarter.

Mr Davidson said despite these figures being the highest levels since 2015-16, there weren’t any major signs of owner-occupiers or investors hitting the panic button yet.

“Longer term landlords will typically have smaller mortgages and will have seen rents increase over time too. This gives their existing portfolio a degree of insulation, although it’s worth noting that their buying activity has been curtailed lately too. For owner occupiers, continued high levels of employment are a buffer, meaning they’re not being forced to sell either. However the growing uncertainty around the cash rate outlook could impact these figures,” Mr Davidson said.

Pain & Gain outlook

Looking ahead, Mr Davidson said with house prices likely to remain lower than previous peaks for a few years yet, there may well be further weakness for the performance of resales themselves too – with more pain and less gain to come.

“The growing uncertainty around the cash rate ceiling could also impact these figures in the months ahead if the RBNZ hikes rates again. However, with few signs to date of widespread mortgage repayment problems or ‘stressed sales’, a return to the 2000-01 and post-GFC pain and gain results seems unlikely,” Mr Davidson said.

For more information or to read the latest Pain & Gain Report, visit

Pain & Gain Explained

CoreLogic’s Pain & Gain Report is a quarterly analysis of homes which were resold over the previous quarter (excluding leasehold). It compares the most recent sale price to the home’s previous sale price, determining whether the property resold at a gross profit (‘gain’) or gross loss (‘pain’). It provides a proxy for the performance of the housing market and highlights the magnitude of profit or loss the typical seller of a home makes in each area for resales. The data series dates back 25 years.

About CoreLogic NZ

CoreLogic NZ is a leading, independent provider of property data and analytics. We help people build better lives by providing rich, up-to-the-minute property insights that inform the very best property decisions. Formed in 2014 following the merger of two companies that had strong foundations in New Zealand’s property industry – Terralink Ltd and PropertyIQ NZ Ltd – we have the most comprehensive property database with coverage of 99% of the NZ property market and more than 500 million decision points in our database.  We provide services across a wide range of industries, including Banking & Finance, Real Estate, Government, Insurance and Construction. Our diverse, innovative solutions help our clients identify and manage growth opportunities, improve performance and mitigate risk. We also operate consumer-facing portal – providing important insights for people looking to buy or sell their home or investment property. We are a wholly owned subsidiary of CoreLogic, Inc – one of the largest data and analytics companies in the world with offices in New Zealand, Australia, the United States and United Kingdom.  For more information visit