New Plymouth Property Market: Suburb-by-Suburb Breakdown for Buyers

Understanding the New Plymouth Property Market at a Deeper Level

When it comes to buying property, looking at a single median price only tells part of the story.

Every suburb operates as its own micro-market, shaped by buyer demand, supply levels, rental performance, and long-term growth trends. Understanding these differences is what separates a well-informed purchase from a reactive one.

In this breakdown, we analyse the New Plymouth District residential property market suburb by suburb, giving you a clearer view of:

• Price trends over time

• Median rental returns

• Market activity (turnover)

• Gross yields and investment potential

Whether you're a home buyer, investor, or simply keeping an eye on the market, this provides a more strategic view of where value, and opportunity, sits.

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New Plymouth District Property Market Overview

• Current Median Price: $693,000

• 1-Year Ago: $665,000 (+4%)

• 3-Years Ago: $685,000 (+1%)

• 5-Years Ago: $550,000 (+26%)

• Turnover: 3.2%

• Median Rent: $590/week

• Gross Yield: 4.4%

• Number Of Addresses: 41,933

• Number of Sales (past 12 months): 1,527

What this means

The New Plymouth property market has shown steady long-term growth, with a modest lift over the past 12 months following a period of stabilisation.

Yields remain balanced and in line with national trends, making the region appealing to both owner-occupiers and investors. However, the real insight lies beneath the surface, performance varies significantly from suburb to suburb.

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Suburb-by-Suburb Property Insights

• BELL BLOCK

  • Current Median Price: $720,000

  • 1-Year Ago: $720,000 (0%)

  • 3-Years Ago: $755,000 (-5%)

  • 5-Years Ago: $601,000 (+20%)

  • Turnover: 4.0%

  • Median Rent: $635/week

  • Gross Yield: 4.6%

  • Number Of Addresses: 3,765

  • Number of Sales (past 12 months): 151

  What this means for buyers:

  Bell Block’s flat price movement over the past 12 months suggests the market has found a level of balance following earlier growth. The 20% increase over five years highlights a strong post-COVID cycle, with recent pricing now aligning after that period of uplift.

  For buyers, this typically signals a more stable environment, where pricing is less reactive and more reflective of underlying value.

  The suburb’s appeal comes from its proximity north of the city, combined with newer housing stock and established infrastructure. These factors tend to attract consistent demand rather than short-term spikes.

  With rental yields sitting in line with property values, this indicates that rents and prices are moving together, a key sign of a balanced and sustainable market.

• BLAGDON

  • Current Median Price: $603,000

  • 1-Year Ago: $568,000 (+6%)

  • 3-Years Ago: $585,000 (+3%)

  • 5-Years Ago: $444,000 (+36%)

  • Turnover: 5.5%

  • Median Rent: $580/week

  • Gross Yield: 5.0%

  • Number Of Addresses: 649

  • Number of Sales (past 12 months): 39

  What this means for buyers:

  Blagdon’s performance reflects a classic affordability-driven growth story within the New Plymouth property market.

  With a lower entry price point, it continues to attract buyers wanting proximity to the city, along with access to schooling and the hospital.

  The 36% growth over five years, paired with a 5.0% yield, suggests strong demand from both first-home buyers and investors. Higher turnover reinforces this, properties are selling more frequently, which typically signals consistent competition at this price level.

  For buyers, this is a suburb where value is recognised quickly, meaning opportunities exist, but timing and decisiveness matter.

• BROOKLANDS

  • Current Median Price: $670,000

  • 1-Year Ago: $685,000 (-2%)

  • 3-Years Ago: $721,000 (-7%)

  • 5-Years Ago: $747,000 (-10%)

  • Turnover: 3.8%

  • Median Rent: $618/week

  • Gross Yield: 4.8%

  • Number Of Addresses: 445

  • Number of Sales (past 12 months): 18

  What this means for buyers

  Brooklands is one of the few suburbs where prices have softened over recent years, likely reflecting a correction after higher premium pricing in 2021.

  Despite this, its proximity to the CBD, schools, Pukekura Park, and local amenities continues to underpin long-term demand.

  What stands out is that rental performance has remained steady, meaning rents have held up better than prices. This disconnect can create opportunities where value is starting to re-emerge, particularly for buyers taking a longer-term view.

  For buyers, this is often where more considered opportunities can be found, rather than highly competitive, fast-moving markets.

• FERNDALE

  • Current Median Price: $665,000

  • 1-Year Ago: $651,000 (+2%)

  • 3-Years Ago: $615,000 (+8%)

  • 5-Years Ago: $539,000 (+23%)

  • Turnover: 3.3%

  • Median Rent: $650/week

  • Gross Yield: 5.1%

  • Number Of Addresses: 367

  • Number of Sales (past 12 months): 13

  What this means for buyers:

  Ferndale is a consistent, steady performer, showing sustainable growth rather than sharp movements.

  The 5.1% yield indicates strong rental demand relative to price, which typically points to a suburb that functions well across multiple buyer types.

  For buyers, this often represents a lower-risk option, a suburb that may not attract headlines but delivers reliability, making it appealing for both owner-occupiers and investors.

• FITZROY

  • Current Median Price: $713,000

  • 1-Year Ago: $810,000 (-12%)

  • 3-Years Ago: $870,000 (-18%)

  • 5-Years Ago: $632,000 (+13%)

  • Turnover: 3.2%

  • Median Rent: $645/week

  • Gross Yield: 4.7%

  • Number Of Addresses: 1208

  • Number of Sales (past 12 months): 41

  What this means for buyers:

  Fitzroy’s recent price decline reflects a market correction following a strong growth period, rather than any long-term weakness.

  As a premium coastal suburb, prices were pushed up aggressively in previous years. What we’re seeing now is a normalisation as affordability and interest rates reshape buyer behaviour.

  Long-term growth remains positive, and demand fundamentals are still strong.

  For buyers, this often presents a timing-based opportunity, where premium suburbs become more accessible during periods of adjustment.

• FRANKLEIGH PARK

  • Current Median Price: $720,000

  • 1-Year Ago: $695,000 (+4%)

  • 3-Years Ago: $650,000 (+11%)

  • 5-Years Ago: $551,000 (+31%)

  • Turnover: 3.6%

  • Median Rent: $630/week

  • Gross Yield: 4.6%

  • Number Of Addresses: 1276

  • Number of Sales (past 12 months): 48

  What this means for buyers:

  Frankleigh Park demonstrates steady, compounding growth, supported by schooling, accessibility, and a mix of housing styles.

  Consistency across both price and yield suggests a stable demand base.

  For buyers, this type of suburb typically offers long-term reliability, without the volatility seen in more speculative areas.

• GLEN AVON

  • Current Median Price: $810,000

  • 1-Year Ago: $830,000 (-2%)

  • 3-Years Ago: $675,000 (+20%)

  • 5-Years Ago: $650,000 (+25%)

  • Turnover: 4.7%

  • Median Rent: $665/week

  • Gross Yield: 4.3%

  • Number Of Addresses: 479

  • Number of Sales (past 12 months): 23

  What this means for buyers:

  Glen Avon’s recent price softening is better viewed as a pause following strong growth.

  With prices now sitting above neighbouring suburbs, affordability becomes more influential, naturally slowing momentum.

  For buyers, this often signals a transition point, where markets become more selective and opportunities may exist with the right negotiation approach.

• HIGHLANDS PARK

  • Current Median Price: $870,000

  • 1-Year Ago: $725,000 (+20%)

  • 3-Years Ago: $950,000 (-8%)

  • 5-Years Ago: $730,000 (+19%)

  • Turnover: 4.5%

  • Median Rent: $680/week

  • Gross Yield: 4.1%

  • Number Of Addresses: 783

  • Number of Sales (past 12 months): 37

  What this means for buyers:

  The 20% increase over the past year highlights renewed demand and limited supply.

  However, with prices still below the three-year peak, the market is more in recovery than rapid growth.

  Lower yields suggest this is an owner-occupier driven suburb, where lifestyle takes priority over investment return.

  For buyers, this is typically a suburb where quality and long-term appeal are key drivers of value.

• HURDON

  • Current Median Price: $875,000

  • 1-Year Ago: $700,000 (+25%)

  • 3-Years Ago: $820,000 (+7%)

  • 5-Years Ago: $630,000 (+39%)

  • Turnover: 3.9%

  • Median Rent: $600/week

  • Gross Yield: 3.6%

  • Number Of Addresses: 517

  • Number of Sales (past 12 months): 21

  What this means for buyers:

  Hurdon stands out for its strong capital growth across all timeframes.

  This level of performance is typically driven by higher-end demand and new developments.

  For buyers, this indicates a suburb more focused on capital growth than rental return, where long-term upside is often the key consideration.

• INGLEWOOD

  • Current Median Price: $610,000

  • 1-Year Ago: $590,000 (+3%)

  • 3-Years Ago: $595,000 (+3%)

  • 5-Years Ago: $485,000 (+26%)

  • Turnover: 5.6%

  • Median Rent: $650/week

  • Gross Yield: 4.7%

  • Number Of Addresses: 2,247

  • Number of Sales (past 12 months): 130

  What this means for buyers:

  Inglewood offers consistent, reliable growth supported by its more affordable price point.

  The higher turnover rate signals active buyer participation, particularly from first-home buyers and value-driven investors. Being just 15 minutes from New Plymouth, it provides a balance of space, affordability, and accessibility.

  For buyers, this represents a practical entry point into the market, with steady long-term performance and ongoing demand.

• LEPPERTON

  • Current Median Price: $980,000

  • 1-Year Ago: $870,000 (+3%)

  • 3-Years Ago: $855,000 (-15%)

  • 5-Years Ago: $690,000 (+42%)

  • Turnover: 3.3%

  • Median Rent: $550/week

  • Gross Yield: 2.9%

  • Number Of Addresses: 473

  • Number of Sales (past 12 months): 16

  What this means for buyers:

  Lepperton reflects a lifestyle-driven rural-residential market.

  Strong capital growth paired with low yield indicates buyers are prioritising space, privacy, schooling, and overall quality of living over rental return.

  For buyers, this is less about income and more about long-term lifestyle value, where the appeal lies in land, environment, and future growth potential rather than cashflow.

• LOWER VOGELTOWN

  • Current Median Price: $625,000

  • 1-Year Ago: $660,000 (-5%)

  • 3-Years Ago: $729,000 (-14%)

  • 5-Years Ago: $510,000 (+23%)

  • Turnover: 3.3%

  • Median Rent: $580/week

  • Gross Yield: 4.8%

  • Number Of Addresses: 715

  • Number of Sales (past 12 months): 33

  What this means for buyers:

  Lower Vogeltown’s recent price decline suggests a correction following strong post-COVID growth.

  However, long-term growth remains positive, and yields are strong, indicating the suburb still has solid underlying fundamentals.

  For buyers, this can present opportunity. When prices soften but rents remain stable, it often signals value re-entering the market, particularly for those focused on both income and long-term upside.

• LYNMOUTH

  • Current Median Price: $645,000

  • 1-Year Ago: $550,000 (+17%)

  • 3-Years Ago: $630,000 (+2%)

  • 5-Years Ago: $470,000 (+37%)

  • Turnover: 3.9%

  • Median Rent: $620/week

  • Gross Yield: 5.0%

  • Number Of Addresses: 704

  • Number of Sales (past 12 months): 29

  What this means for buyers:

  Lynmouth is showing strong recent momentum, with both price growth and yield performing well.

  This combination typically indicates a suburb that is currently in favour, benefiting from increased demand and relative affordability so close to the CBD.

  For buyers, this is often where competition increases quickly, as both investors and owner-occupiers recognise the value at the same time.

• MARFELL

  • Current Median Price: $532,000

  • 1-Year Ago: $459,000 (+16%)

  • 3-Years Ago: $500,000 (+6%)

  • 5-Years Ago: $400,000 (+33%)

  • Turnover: 2.7%

  • Median Rent: $578/week

  • Gross Yield: 5.6%

  • Number Of Addresses: 913

  • Number of Sales (past 12 months): 25

  What this means for buyers:

  Marfell stands out as an affordable, high-yield suburb with strong long-term growth.

  Its performance reflects a market driven by affordability, with increasing demand at the entry level. The strong yield indicates rents are holding well relative to value, making it one of the more cashflow-positive suburbs.

  For buyers, this is a suburb where both entry price and return are working in your favour, particularly for investors or first-home buyers focused on value.

• MERRILANDS

  • Current Median Price: $720,000

  • 1-Year Ago: $735,000 (-2%)

  • 3-Years Ago: $780,000 (-8%)

  • 5-Years Ago: $626,000 (+15%)

  • Turnover: 3.4%

  • Median Rent: $640/week

  • Gross Yield: 4.6%

  • Number Of Addresses: 1,984

  • Number of Sales (past 12 months): 73

  What this means for buyers:

  Merrilands has entered a stabilisation phase following earlier growth.

  It remains a highly desirable suburb, but like many mid-to-upper price areas, affordability constraints are starting to influence buyer behaviour.

  For buyers, this often signals a more measured market, where negotiation becomes more relevant and opportunities may exist compared to peak conditions.

• MOTUROA

  • Current Median Price: $687,000

  • 1-Year Ago: $602,000 (+12%)

  • 3-Years Ago: $640,000 (+5%)

  • 5-Years Ago: $551,000 (+23%)

  • Turnover: 2.7%

  • Median Rent: $580/week

  • Gross Yield: 4.4%

  • Number Of Addresses: 1,298

  • Number of Sales (past 12 months): 37

  What this means for buyers:

  Moturoa shows consistent growth, supported by its location and lifestyle appeal.

  The balance between price growth and yield suggests a well-functioning market without excessive investor or speculative pressure.

  For buyers, this is typically a stable, dependable suburb, where demand is consistent and performance is steady over time.

• NEW PLYMOUTH CENTRAL

  • Current Median Price: $775,000

  • 1-Year Ago: $770,000 (+1%)

  • 3-Years Ago: $840,000 (-8%)

  • 5-Years Ago: $660,000 (+17%)

  • Turnover: 1.8%

  • Median Rent: $580/week

  • Gross Yield: 3.9%

  • Number Of Addresses: 4,608

  • Number of Sales (past 12 months): 84

  What this means for buyers:

  Low turnover and stable pricing suggest a tightly held market with limited supply.

  This is typically driven by long-term ownership, where properties are rarely sold, reducing volatility but also limiting availability.

  For buyers, this means fewer opportunities, but when properties do come to market, they tend to attract strong interest due to scarcity.

• OAKURA

  • Current Median Price: $1,030,000

  • 1-Year Ago: $1,190,000 (-13%)

  • 3-Years Ago: $1,270,000 (-19%)

  • 5-Years Ago: $812,000 (+27%)

  • Turnover: 2.5%

  • Median Rent: $835/week

  • Gross Yield: 4.2%

  • Number Of Addresses: 857

  • Number of Sales (past 12 months): 22

  What this means for buyers:

  Oakura is a premium coastal market that has recently corrected after a strong growth cycle.

  Despite this, long-term growth remains strong, supported by lifestyle appeal and limited supply.

  For buyers, this often represents a window of opportunity, where premium locations become more accessible during periods of market adjustment.

• OKATO

  • Current Median Price: $600,000

  • 1-Year Ago: $520,000 (+15%)

  • 3-Years Ago: $565,000 (+3%)

  • 5-Years Ago: $450,000 (+33%)

  • Turnover: 2.4%

  • Median Rent: $550/week

  • Gross Yield: 4.8%

  • Number Of Addresses: 661

  Number of Sales (past 12 months): 18

  What this means for buyers:

  Okato’s growth reflects increasing demand for more affordable and semi-rural living options.

  As buyers look beyond main centres, suburbs like this benefit from relative value and lifestyle trade-offs.

  For buyers, this represents an opportunity to secure more space at a lower price point, while still participating in long-term market growth.

• SPOTSWOOD

  • Current Median Price: $600,000

  • 1-Year Ago: $570,000 (+5%)

  • 3-Years Ago: $580,000 (+3%)

  • 5-Years Ago: $420,000 (+43%)

  • Turnover: 3.0%

  • Median Rent: $555/week

  • Gross Yield: 4.8%

  • Number Of Addresses: 1,350

  • Number of Sales (past 12 months): 43

  What this means for buyers:

  Spotswood’s strong long-term growth highlights a suburb that has experienced significant value uplift.

  This is typically driven by affordability, coastal proximity, and access to amenities.

  For buyers, this indicates ongoing confidence in the area, with steady demand supporting both price growth and long-term desirability.

• STRANDON

  • Current Median Price: $815,000

  • 1-Year Ago: $832,000 (-2%)

  • 3-Years Ago: $870,000 (-6%)

  • 5-Years Ago: $540,000 (+51%)

  • Turnover: 3.1%

  • Median Rent: $560/week

  • Gross Yield: 3.6%

  • Number Of Addresses: 1,575

  • Number of Sales (past 12 months): 52

  What this means for buyers:

  Strandon has delivered exceptional long-term capital growth, driven by strong owner-occupier demand and limited supply.

  Recent softening reflects a period of consolidation following a strong growth cycle, rather than a decline.

  For buyers, this is a premium suburb where lifestyle, schooling, and location drive value, making it a long-term hold rather than a short-term play.

• UPPER VOGELTOWN

  • Current Median Price: $650,000

  • 1-Year Ago: $670,000 (-3%)

  • 3-Years Ago: $630,000 (+3%)

  • 5-Years Ago: $510,000 (+27%)

  • Turnover: 3.5%

  • Median Rent: $590/week

  • Gross Yield: 4.7%

  • Number Of Addresses: 623

  • Number of Sales (past 12 months): 23

  What this means for buyers:

  Upper Vogeltown shows a stable, well-balanced market profile with steady long-term growth.

  Recent softening reflects a mild correction rather than any structural change.

  For buyers, this represents a dependable suburb, offering a balance of affordability, location, and consistent demand.

• VOGELTOWN

  • Current Median Price: $618,000

  • 1-Year Ago: $628,000 (-2%)

  • 3-Years Ago: $630,000 (-2%)

  • 5-Years Ago: $511,000 (+21%)

  • Turnover: 2.7%

  • Median Rent: $590/week

  • Gross Yield: 5.0%

  • Number Of Addresses: 889

  • Number of Sales (past 12 months): 26

  What this means for buyers:

  Vogeltown is a consistently performing suburb with steady long-term growth.

  The relatively high yield suggests strong rental demand relative to value, making it particularly attractive from an investment perspective.

  For buyers, this is a lower-volatility suburb with predictable performance, appealing for both investors and long-term homeowners.

• WAITARA

  • Current Median Price: $495,000

  • 1-Year Ago: $470,000 (+5%)

  • 3-Years Ago: $470,000 (+5%)

  • 5-Years Ago: $360,000 (+38%)

  • Turnover: 2.9%

  • Median Rent: $550/week

  • Gross Yield: 5.8%

  • Number Of Addresses: 3,623

  • Number of Sales (past 12 months): 107

  What this means for buyers:

  Waitara stands out as one of the strongest yield suburbs in the district.

  Lower entry prices continue to attract investor demand, while long-term growth reflects ongoing buyer interest.

  For buyers, this is a clear cashflow-focused suburb, offering both income potential and long-term upside.

• WAIWHAKAIHO

  • Current Median Price: $1,070,000

  • 1-Year Ago: $1,120,000 (-4%)

  • 3-Years Ago: $1,200,000 (-11%)

  • 5-Years Ago: $861,000 (+24%)

  • Turnover: 3.1%

  • Median Rent: $700/week

  • Gross Yield: 3.4%

  • Number Of Addresses: 721

  • Number of Sales (past 12 months): 22

  What this means for buyers:

  Waiwhakaiho sits at the premium end of the market, where pricing is driven more by quality and location than yield.

  Recent softness reflects a market adjustment following elevated pricing.

  For buyers, this is a long-term lifestyle suburb, where demand is driven by quality, and opportunities tend to be more selective.

• WELBOURN

  • Current Median Price: $685,000

  • 1-Year Ago: $675,000 (+1%)

  • 3-Years Ago: $705,000 (-3%)

  • 5-Years Ago: $541,000 (+27%)

  • Turnover: 4.6%

  • Median Rent: $405/week

  • Gross Yield: 3.1%

  • Number Of Addresses: 975

  • Number of Sales (past 12 months): 48

  What this means for buyers:

  Welbourn is a stable, established suburb with gradual, consistent growth.

  Recent flat performance suggests consolidation rather than decline, which is typical in mature areas.

  For buyers, this is a lifestyle-driven suburb, where location and liveability underpin value more than investment return.

• WESTOWN

  • Current Median Price: $615,000

  • 1-Year Ago: $630,000 (-2%)

  • 3-Years Ago: $610,000 (+1%)

  • 5-Years Ago: $490,000 (+26%)

  • Turnover: 3.9%

  • Median Rent: $600/week

  • Gross Yield: 5.1%

  • Number Of Addresses: 3,126

  • Number of Sales (past 12 months): 128

  What this means for buyers:

  Westown offers a strong balance between affordability, yield, and growth.

  Consistent demand from both first-home buyers and investors supports its performance.

  For buyers, this is one of the more well-rounded suburbs, offering a mix of entry-level access, rental return, and long-term stability.

• WHALERS GATE

  • Current Median Price: $845,000

  • 1-Year Ago: $740,000 (+14%)

  • 3-Years Ago: $850,000 (-1%)

  • 5-Years Ago: $680,000 (+24%)

  • Turnover: 4.0%

  • Median Rent: $660/week

  • Gross Yield: 4.1%

  • Number Of Addresses: 1,632

  • Number of Sales (past 12 months): 52

  What this means for buyers:

  Whalers Gate has shown strong recent momentum, with notable price growth reflecting increasing demand.

  Despite this, long-term performance remains balanced, suggesting the suburb is not driven by speculation, but by genuine buyer confidence.

  For buyers, this indicates a suburb gaining traction, where demand is building, but fundamentals remain sound.

What This Means for Buyers in the New Plymouth Property Market

The New Plymouth property market is far from uniform, and that’s exactly where the opportunity sits.

Different suburbs are performing in different ways, depending on what is driving demand in that area:

• High-yield suburbs like Waitara and Marfell continue to appeal to investors focused on cashflow and return

• Growth suburbs such as Hurdon and Highlands Park are showing strong capital appreciation

• Balanced suburbs like Bell Block and Frankleigh Park offer stability and consistent performance

• Premium suburbs including Fitzroy, Strandon, Oakura and Waiwhakaiho are driven more by lifestyle and long-term desirability

The key takeaway for buyers

There is no single “best suburb” only the right suburb for your strategy.

Whether you're focused on yield, capital growth, or securing a long-term home, understanding how each suburb performs at a deeper level is what gives you a genuine advantage in the market.

Without this level of insight, it’s easy to:

• Overpay

• Miss emerging opportunity areas

• Misinterpret what is actually driving value in a location

These statistics provide a useful snapshot, but they’re only the starting point.

At The Finders, we go further. Behind every suburb sits a deeper layer of analysis, including buyer demand trends, stock levels, days on market, comparable sales, and access to opportunities that never reach the open market.

Because the reality is, there are opportunities in every suburb, but they’re not always obvious.

The right purchase often comes down to timing, property selection, and understanding what is really happening beneath the surface, not just the headline numbers.

If you want to understand how to approach the market with clarity, strategy, and confidence, and access opportunities before they become widely known, get in touch.

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What Each Statistic Means

Number of Addresses
The total number of physical residential addresses within the suburb.

Number of Sales (past 12 months)
The total number of residential property sales recorded in the suburb over the last 12 months.

Current Median Price
The median sale price of properties sold in the suburb over the most recent 12-month period.

1-Year Ago / 3-Years Ago / 5-Years Ago
The median sale price recorded in that specific period, compared to the current median price. The percentage shows how values have increased or decreased over time.

Turnover
The proportion of total properties in the suburb that have sold within the last 12 months, indicating how frequently properties change hands.

Current Turnover
Calculated by dividing the number of sales over the last 12 months by the total number of physical addresses in the suburb.

Weekly Median Rents
Median weekly rental figures sourced from Tenancy Services, based on the period 1 August 2025 to 31 January 2026.

Median Gross Yield
Calculated by multiplying the weekly median rent by 52 weeks, then dividing by the current median sale price. This represents the estimated gross annual rental return before expenses.

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Disclaimer

The information provided in this article is for general informational purposes only and does not constitute financial advice.

All statistics have been sourced from third parties including REINZ and Tenancy Services. While care has been taken to ensure accuracy, we do not guarantee the completeness or reliability of the data. The statistics are only for residential properties.

You should conduct your own research and seek professional advice before making any property or investment decisions.

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