Karori
One of New Zealand's largest suburbs with a variety of housing styles
Overview
Nestled in a valley above the city, Karori is Wellington’s largest suburb. The majority of residents here are families or family orientated folk. People sometimes complain that the suburb has only one road out to the central city, causing traffic congestion during peak hours, and that the weather can be a bit grim in winter. However, it’s conveniently self-contained with plentiful shopping, excellent schools and superb recreation opportunities.
Best Suited To
Families and those seeking a self-contained community
Population Profile
Karori has a resident population over 14,000, with a wide range of ages, occupations and income levels. The eastern end – closer to the city – is usually preferred as it’s closer to amenities and has a number of attractive, character homes. Locals are most likely well established families or retirees, occupying renovated villas and bungalows, where the best of these can exceed $2 million.
The western end of Karori contains much more affordable housing and the demographic tends to be younger; families and single people. The middle of Karori, around the main shopping area, tends to contain a mix of ages and income levels, although with a significant older population due to the proximity to shopping amenities.
Typical Homes
There is a house style, size, and price for everyone. Homes at the city end are likely to be traditional villas and bungalows. These include a number of grand homes on large sections. The western end of Karori has a mix of many housing styles. These include attractive art deco style homes from the 1930s, post-war state housing, traditional weatherboard 1960s and 70s homes, and a good sampling of homes built from the 1980s onward. Karori is also home to a number of flats and units, semi-detached and in blocks, the majority of these centred around the main shopping area.
Amenities
Karori has a three distinct shopping areas, all set along Karori Road. You’ll encounter the first as you enter the suburb, a small strip set between Standen Street and Nottingham Street that includes a convenience store, takeaways, bakery and hair salon.
Marsden Village is the second shopping strip and perhaps most cohesive group. Here you’ll find cafes, takeaways, a superette, picture framer, pharmacy, bookstore and gift shop. The largest group of shops is set in central Karori. This group includes a small undercover shopping mall. In the mall you’ll find most daily needs including a supermarket, pharmacy, bookshop, bank, travel shop, drycleaner, and hairdressers.
The relatively new library building (with cafe) is set directly opposite the mall. There are local stores dotted about various Karori neighbourhoods and these include the well-known Gipps Street butcher and neighbouring café/delicatessen.
Centrally located, Karori Normal School, is one of New Zealand’s oldest primary schools, established in 1857. Karori West Normal School is situated to the western end of the suburb. St Teresa’s is a private Catholic primary school, set just west of the main shopping area. The only school offering secondary education in Karori is the private girls school, Samuel Marsden Collegiate (offering both primary and secondary education). Other secondary school options necessitate travelling into Wellington, a journey undertaken by many secondary students each school day.
Karori is blessed with an abundance of leisure activities on its doorstep. The recently redesigned Karori Park hosts many sports events including cricket and soccer matches. It also includes an all-weather running track, changing rooms, play area and café. Makara Peak Mountain Biking Park is situated to the far western end of Karori. Purpose built by mountain bike enthusiasts, the park boats 32 kilometres of biking and walking tracks.
The Skyline Walkway, a 12 kilometre track traversing the hilltops all the way to Johnsonville, can be accessed from either Karori Park or from Makara Road. The Wrights Hill Reserve includes mountain biking and walking tracks, together with the historic Wrights Hill Fortress (with underground tunnels open on public holidays). Zealandia, the world’s first fully-fenced urban ecosanctuary, is accessed from Waiapu Road, as you exit the Karori tunnel.
Real Estate Trends
Karori features almost every type of home you can imagine. Homes in excess of $2 million are not uncommon and the top-end of the market here exceeds $3 million. There have been six sales in excess of $2 million in the last 12 months. There are plenty of alternatives. Well-presented, early 1900s character homes of modest proportions will typically achieve prices of $1.1 million to $1.8 million.
Homes with less character or in less preferred streets (and normally where there is less flat land) will sell in the $850,000 to $1.1 million bracket. If your budget is under $800,000, homes can be found at the far west end of Karori and to the northern hillside streets. These homes are normally smaller dwellings constructed in the period 1970 to 1990.
Best Streets
The city-end streets of Homewood Avenue and Hatton Street contain some of the most expensive real estate, including a number of embassies. Messines Road is sought after for its quality character housing and views over Wellington Harbour.
House Prices
Small 1970s-1990s dwellings to the western end of Karori, from $700,000.
Family homes with limited character, handy to Karori services, from $850,000.
Renovated bungalows or villas, three/four bedrooms, city end, from $1.2 million.
Large family homes, renovated, character, generous site, from $1.8 million.
Travel Times
Central city – driving,10 minutes non-peak, up to 30 minutes peak.
Airport – driving, 25 minutes non-peak.
Hutt Valley – driving, 20 minutes non-peak
Weather
An inland valley and well above sea level, Karori has a reputation for its own unique weather patterns. You will often hear that the suburb can be misty and cold during the winter months. Mist only tends to hang around the hillside streets and not for long, given Wellington’s overall windiness. Summer temperatures can be above those experienced in Wellington due to the distance from the sea. The elevated, north facing hillsides are more exposed to wind than the valley floor.