Apartment size is one of the first things buyers look at, but in New Zealand, the square metre count alone doesn’t tell you what the property will be worth when you sell. A 70m² apartment in one building can hold its value far better than an 80m² unit in another, and the difference often comes down to how that space is laid out and what the market actually wants. Understanding which sizes and configurations hold their resale value is what separates a solid investment from a property that sits on the market.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
Size matters, but it’s the usable space that drives resale value. A 60m² apartment with a well-designed floor plan, decent storage, and natural light can outperform a 75m² unit with awkward corners and a cramped layout. The New Zealand apartment market has shifted noticeably in the last five years, with buyers becoming more selective about how square metres are actually used. Here’s what you actually need to know.
One term you’ll hear a lot in this conversation is gross floor area — the total floor space measured to the outside of the walls, including common areas in some calculations.
What I tend to notice is that first-time buyers focus on the headline square metre number, while experienced investors look at the floor plan first. The difference in resale outcomes is significant.
What apartment sizes actually sell in New Zealand’s main cities
The data shows clear patterns across Auckland, Wellington, and Christchurch. Buyers in each city have different expectations, and those expectations directly affect resale value. A 50m² one-bedroom that sells quickly in Auckland’s CBD might sit on the market for months in Christchurch, where buyers expect more space for the same price.
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| City | 1-bedroom typical size | 2-bedroom typical size | Average days on market |
|---|---|---|---|
| Auckland | 45–55m² | 65–80m² | 28 days |
| Wellington | 40–50m² | 60–75m² | 35 days |
| Christchurch | 50–60m² | 75–90m² | 42 days |
The table shows that Christchurch buyers expect more space, and apartments below those typical ranges take longer to sell. In Auckland, the market is more forgiving of smaller units because land prices push developers toward compact designs. But even in Auckland, a 40m² one-bedroom will struggle to hold its value compared to a 50m² unit with a similar layout.
My first move would be to check the average days on market for apartments in your target suburb. If units of a certain size are sitting for 60 days or more, that’s a red flag for resale value.
Common size-related mistakes that hurt resale value
Ignoring the floor plan shape
A rectangular floor plan with windows on two sides sells for more than an L-shaped or irregular layout of the same size. The reason is simple: furniture fits better, natural light reaches more of the space, and there’s less wasted corridor area. I’ve seen a 65m² rectangular unit sell for the same price as a 75m² L-shaped unit in the same building. The extra 10m² didn’t help because it was broken into awkward corners.
Overlooking storage in the purchase decision
Buyers consistently rank storage as the top missing feature in NZ apartments, according to a 2023 survey by the Property Institute of New Zealand. Apartments without dedicated storage cages or in-unit laundry rooms sell for 10–15% less than comparable units with those features. If you’re buying an apartment without storage, factor in the cost of renting a off-site storage unit — that ongoing expense will eat into your returns and make the property less attractive to future buyers.
Assuming bigger is always better
A 90m² two-bedroom apartment might seem like a good investment, but if it’s in a building where most units are 70m², you’re paying a premium for space that the local market doesn’t value. Buyers in that building are looking for 70m² units, and your larger apartment will take longer to sell. The resale value per square metre often drops for units that are significantly larger than the building average.
Not checking body corporate rules on modifications
Some body corporate rules restrict what you can do with your balcony, whether you can install built-in storage, or even what type of flooring you can use. These restrictions effectively limit the usable space of your apartment. If you can’t add shelving or convert a balcony into a sunroom, the apartment’s functional size is smaller than the floor plan suggests. Always review the body corporate rules before buying, and consider using a service like JustAnswer Real Estate Law to clarify any restrictions that could affect resale value.
How to choose an apartment size that holds its value
Match the size to the suburb’s buyer profile
Different suburbs attract different buyers. In Auckland’s CBD, young professionals and students drive demand for compact one-bedroom units between 45–55m². In Ponsonby or Grey Lynn, couples and small families look for two-bedroom apartments around 70–80m². In Christchurch’s inner suburbs, families want three-bedroom units over 90m². The key is to match the apartment size to what the local buyer pool actually wants, not what you personally prefer. Check recent sales data for the specific building or street to see which sizes sold fastest.
Prioritise usable square metres over total square metres
When comparing apartments, look at the net floor area — the space inside your apartment walls — rather than the gross floor area that includes common corridors. A 70m² net area with a well-designed layout is worth more than an 80m² net area with a poor layout. Key features that add usable space include:
- Separate laundry area or in-unit washer/dryer hookups
- Built-in wardrobes in all bedrooms
- Dedicated storage cage in the basement or garage
- Balcony or outdoor space that’s actually usable (at least 8m²)
- Open-plan living area without narrow corridors
Consider ceiling height as part of the size equation
Ceiling height affects how spacious an apartment feels. In Auckland, apartments with 2.7m or higher ceilings sell for a premium compared to standard 2.4m ceilings. The extra height makes a 55m² apartment feel closer to 65m² in terms of perceived space. If you’re comparing two apartments of similar floor area, the one with higher ceilings will almost always hold its value better. This is especially relevant in older buildings where ceiling heights vary significantly.
Factor in future regulation changes
New Zealand’s building code is moving toward higher standards for insulation, ventilation, and accessibility. Apartments that meet or exceed these standards will hold their value better than those that need costly upgrades. The Ministry of Business, Innovation and Employment has indicated that minimum apartment sizes may be reviewed as part of upcoming housing density standards. Buying an apartment that’s already above the likely minimum size threshold protects you from future value drops.
Frequently asked questions about apartment size and resale value
Does a larger balcony add resale value? ▾
What’s the minimum apartment size for a mortgage in NZ? ▾
Do studio apartments hold their value? ▾
How does body corporate size affect resale value? ▾
Should I buy a penthouse for better resale? ▾
Does apartment size affect insurance costs? ▾
Size is one factor — but it’s the one you can’t change
You can renovate a kitchen, update a bathroom, or repaint walls, but you can’t add square metres to an apartment. That makes size the single most important fixed factor in resale value. The data from New Zealand’s three largest cities shows that apartments within the typical size range for their suburb sell faster and at higher prices per square metre than units that are too small or too large for the local market. If you’re buying with resale in mind, match the size to what buyers in that area actually want, not what feels spacious to you today.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Understanding Apartment Costs Per Square Meter in New Zealand.
Sources and Further Reading
Apartment Buying in Auckland: The Brutal Truth They Don’t Tell You — A deeper look at the hidden costs and market realities of buying an apartment in New Zealand’s largest city.
Real Estate Institute of New Zealand (2024). Apartment Sales Data by Region. 🔗
CoreLogic NZ (2024). Property Market Report: Apartment Size and Days on Market. 🔗
Property Institute of New Zealand (2023). Buyer Preferences in Multi-Unit Dwellings. 🔗
Ministry of Business, Innovation and Employment (2024). Building Code Updates and Apartment Standards. 🔗
