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Suburb profile · Southland · NZ

Longwood Forest NZ

Longwood Forest is in Southland, New Zealand, with population 2,073.

Median rent
$345/wk
Income-stretched rent market
D1 vs NZ
Population
2,073
2K local footprint
D5 vs NZ
Income
$38K/yr
Median personal income
D4 vs NZ
NZDep
Decile 7
Mid-range deprivation
D7 vs NZ
Schools
2
matched school context

Area prices & affordability

Southland District territorial authority · HUD Local Housing Statistics
Median sale price
$540K
+42.5% over 5yr
↑5.9%YoY
Lower quartile
$424K
Entry-level price
House Price Index
4,425
QV-based HPI
↑31.1%5yr
Income to buy
6.4x
Years of median income
Annual sales
382
Transactions, TA

Mortgage serviceability

at the 5.69% 2-year fixed rate
Monthly repayment
$2,505/mo
20% deposit, 30-year P&I
Repayment burden
36%
of gross household income
Stress level
Stretched
<30% comfortable · >45% severe
Years to deposit
8.5 yrs
20% deposit at 15% savings

Monthly repayment by fixed term

Floating · 6.15%
$2,632
1-year fixed · 5.26%
$2,388
2-year fixed · 5.69%
$2,505
3-year fixed · 5.86%
$2,551

A territorial-authority estimate: the Southland District median sale price on a 20% deposit and 30-year loan, against the TA median household income implied by HUD's income-to-buy ratio, at RBNZ new-mortgage rates. A market-wide guide, not a Longwood Forest-specific or borrower-specific figure.

Price trend

1yr +7.0%5yr +19.5%
QV House Price Index (Jan 2007 = 1000)

QV House Price Index for the Southland District territorial authority (monthly, Jan 2007 = 1000). A valuation-based index of price movement over time — distinct from the actual median sale price above.

Years of median household income to buy

Figures are for the Southland District territorial authority (as at 2026-03). New Zealand has no free suburb-level sale-price series, so these are TA-wide medians from HUD Local Housing Statistics (LINZ District Valuation Roll + Stats NZ) — a market backdrop for Longwood Forest, not a Longwood Forest-specific sale price.

Rent trend depth

Derived from this suburb's own tenancy-bond rent history
Rent cycle positionRents at their peak
Low · 2022Peak · 2025

At / near its highest median rent on record

Rent trend is derived from MBIE tenancy-bond medians and excludes suburbs with too few bonds to be reliable.

Personal income

Stats NZ Census · median individual · annual
$38K personal · yr-8.9% vs Southland suburb median
Personal income distribution (Census 2023 · annual)
$10,000 or less
255
$10,001-$20,000
195
$20,001-$30,000
261
$30,001-$50,000
288
$50,001-$70,000
330
$70,001-$100,000
231
$100,001 or more
108

Median individual income. NZ has no suburb-level household-income or sale-price data, so this is a personal-income benchmark, not a household-affordability measure. Distribution covers people aged 15+ with stated income; counts are randomly rounded to base 3.

Housing stock and tenure

Stats NZ Census 2013-2023
Home ownership over three censuses+1.9pp since 2013
2013
65% owned
2018
64% owned
2023
67% owned

24.7% of private dwellings were unoccupied on 2023 census night (holiday homes, empty rentals, and vacant stock).

Dwelling condition (occupied dwellings, self-reported)

17% damp (-5pp vs 2018) and 12% with visible mould larger than A4 (-2pp vs 2018).

Investor-specific data (gearing, investor concentration) is not published for NZ suburbs — the tenure trend above is the available investor signal.

Population outlook

Stats NZ projections · Southland District · medium series
32,800 people · 202335,000 by 2033 (+6.7%)

Stats NZ subnational projection (2023 base, medium series) for Southland District — the finest official projection grain available; suburb-level projections do not exist.

Crime

Southland District · Territorial Authority
Rate · per 100k1,659
Total incidents528· 2026-05
  • Assault8717%
  • Burglary22644%
  • Robbery71%
  • Theft19638%

Natural hazards

Earthquake & flood exposure estimates
Earthquake exposure
Low
Proximity to active faults
Nearest active fault
22.9 km
Monowai Fault

Earthquake exposure is the distance from Longwood Forest's centre to the nearest mapped active fault (GNS Science NZ Active Faults Database) — an area estimate, not a site-specific seismic assessment. NZ's full ground-shaking model (NSHM) is not available as a queryable map layer.

Short-term rentals

Inside Airbnb
31
active listings · ~15.0 per 1,000 residents
81%
entire homes (vs private rooms)
23%
run by multi-listing operators
Investment view Estimated
$240
median nightly (entire home)
22%
estimated occupancy
$23,349
estimated annual revenue (gross)

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Schools

Ministry of Education
Total2
Students208
State2
  • Waiau Area SchoolComposite · State
  • Hauroko Valley Primary SchoolFull Primary · State

Livability

OSM · GTFS · schools + hospitals
61/ 100 livability index

Top 39% most liveable of 1,902New Zealand suburbs.

Peer distributionstronger than 61% of New Zealand districts
WeakerTypicalStronger
Everyday access86
Public transport0
Schools & hospitals70

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within New Zealand suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Investment grade

Composite · growth · yield · stability
Bgrade · 64/100 · top 36% of 65New Zealand districts
Peer distributionstronger than 64% of New Zealand districts
WeakerTypicalStronger
Capital growth89
Rental yield33
Stability28

Bar = this suburb's percentile · tick = typical (median) peer

District-level grade across New Zealand territorial authorities, combining 5-year price growth, rental yield (district median rent vs district median price), and stability (price-to-income level + affordability trajectory) via the same three-pillar method with an imbalance penalty. New Zealand has no free suburb-level prices, so this reflects your area's territorial authority. Within-New-Zealand relative, indicative only — not financial advice.

Stronger alternatives nearby

Similar-rent suburbs in other territorial authorities that rate higher on a metric.

Higher income

personal median · cross-TA

Less deprived

lower NZDep decile · cross-TA

Alternatives are similar-rent suburbs (0.6–1.6x this suburb's median rent) in other territorial authorities that exceed it on the named metric. Indicative — not financial advice.

Building activity

Stats NZ building consents · 2026
Latest consents
6
5 houses · 1 units
↓33.3%YoY D7 vs NZ

Employment

Stats NZ Census 2023 vs 2018 (employed residents 15+)
Employed residents
1,161
Was 1,140 in 2018
↑1.8%vs 2018 D6 vs NZ

Full data detail

Stats NZ Census 2023 · MBIE · MoE · NZDep2023
Longwood Forest Southland — Property Data and Demographics

Longwood Forest is a small suburb in Southland with a population of 2,073 and a median age of 43. Median personal income is $38K per year. The main ethnic groups are European, Māori, Asian. Southland population estimates moved +0.6% in the year ended June 2025, after moving +1.5% in 2024, which should be read as a broader regional movement backdrop rather than suburb-level migration precision. The resident employment base moved from 1,140 in 2018 to 1,161 in 2023 (+1.8%), which should be read as a census-to-census employment backdrop rather than a live jobs series. Te Waihanga's December 2025 Pipeline snapshot tracked over 12,000 NZ infrastructure initiatives, with more than 2,700 under construction and transport taking 52% of projected 2026 pipeline spend, which should be read as a broader national delivery backdrop rather than a suburb-specific project list.

Median weekly rent in Longwood Forest is $345 (345 houses, 0 units). This represents approximately 48% of median weekly personal income.

Livability indicators for Longwood Forest: NZDep decile 7 (moderate deprivation); 2 schools with avg EQI 476.

In 2026, Longwood Forest recorded 6 building approvals (5 houses, 1 unit), down 33.3% year-on-year.

Market & money
Livability signalsHeuristics
Rent Affordability48%↓ Stretched
School QualityEQI 476↓ Below Average
DeprivationDecile 7· Moderate
Development-33%↓ Slowing
Rental marketMBIE
Median rent · wk(1/04/2025)$345
House · wk$345
Rent / income47.6%
Lodgements12
DevelopmentStats NZ
Consents (2026)6
Houses 83%Units 17%
YoY change-33.3%
People & prosperity
DemographicsCensus 23
Population2,073
Median age43
Household size—
HH income · yr—
Personal income · yr$37,700
Deprivation (NZDep)NZDep23
Less deprived7/10
NZDep score1023

1 = least deprived · 10 = most deprived

EthnicityCensus 23
European1,824
Māori288
Asian147
Pacific Peoples24
MELAA6
Top industriesCensus 23
Agriculture, Forestry and Fishing573
Manufacturing66
Education and Training57
Health Care and Social Assistance57
Construction54
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies0
GP / clinics3
Fuel stations2
Cafes & dining4
four square1
Nearby in Southland12
Wyndham-Catlins2,214Lumsden-Balfour1,314Winton2,475Edendale-Woodlands2,313Oreti River2,151Riversdale-Piano Flat1,407Ōtautau2,841Wallacetown1,182Grove Bush1,251Riverton1,710Mararoa864Hedgehope1,131
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Sources & freshness
Strong evidence

Longwood Forest has enough direct local evidence for a first-pass decision.

NZ suburb pages combine Stats NZ, MBIE, MoE, GTFS, and pinned service coverage. The key difference is that some items are direct feeds, while others are fallback or snapshot layers.

RENT POSTURE
Rent is using MBIE bond data when present.

Treat current rent as a decision input, not as a guaranteed market quote.

HOSPITAL POSTURE
Hospital coverage comes from an official pinned snapshot.

This is a trusted coverage layer, but it is still a pinned snapshot rather than a live facility API.

TRANSPORT POSTURE
Transport is feed-based and depends on GTFS bundle coverage.

It is good for stop presence and local network context, but not a guarantee that every operator or schedule is equally current.

Data status
Weekly rent
MBIE rental bond data · 1/04/2025 · Bond market dataset
stable source · automated · every update · monthly
Available
Schools
MoE school directory · 2 schools matched
stable source · automated · every update · nightly
Available
Hospitals
Pinned Health NZ public hospital snapshot · No linked local hospital coverage
medium stability · mixed acquisition · snapshot · mixed
Missing
Transport
NZ GTFS bundle · No matched local transport stops
medium stability · mixed acquisition · snapshot · mixed
Missing
Building consents
Stats NZ building consents CSV · 2026 · Annual release series
Available
Demographic baseline
Stats NZ Census 2023 · Population, income, and demographic baseline
stable source · manual file · snapshot · census-cycle
Available
Available means a direct local source is linked. Verify means the page is using a weaker fallback or coverage-only snapshot, especially Census rent fallback or pinned hospital coverage.

Longwood Forest FAQ

Common questions
  1. What is the typical weekly rent in Longwood Forest?

    The median weekly rent in Longwood Forest is $345/wk, based on the MBIE market rent dataset. The current rent signal is income-stretched rent market.

  2. What does the rent signal say about Longwood Forest?

    Income-stretched rent market: Weekly rent screens at about 48% of annual income. Use this as a suburb screening signal before comparing candidates; the matching rent ranking can provide broader market context.

  3. What is the livability profile for Longwood Forest?

    QuickProperty's livability signals for Longwood Forest show: Stretched, Below Average, Moderate. These are based on rent affordability, school EQI, NZDep deprivation index, and transport access.

  4. Where does QuickProperty get its data for Longwood Forest?

    Housing data comes from the Reserve Bank of New Zealand (RBNZ). Demographics are from Stats NZ Census 2023. Schools data uses the Ministry of Education Equity Index (EQI). The deprivation score uses NZDep2018. Transport data is sourced from GTFS feeds.

  5. How often is the Longwood Forest data updated?

    RBNZ macro data updates with each deploy. Demographics are from NZ Census 2023. School EQI scores are from the Ministry of Education latest release.

Southland

Longwood Forest sits in Southland — explore the region.