Khandallah
Larger family homes, ideal for growing families
Overview
Family orientated Khandallah contains a wide variety of housing ages and styles, although the emphasis is on larger family homes, as the typical Khandallah resident is in a professional career, middle aged, and with school age children. Parts of the suburb have stunning views over the city and harbour. Locals are very well served by an established shopping village and plentiful recreation on the doorstep.
Best Suited To
Families, people wanting a safe environment and easy access to shopping.
Population Profile
Dominated by mature family groups, Khandallah has above average numbers of school children, parents, older workers and empty nesters. There are significantly below average numbers of 18 to 34 year olds. As young people reach their working years they leave the suburb but return later to raise families of their own. The area is less ethnically diverse than average, only 15% identifying themselves as non-Europeans. Bachelor’s degrees and higher degrees are common, with commerce and arts qualifications the most common fields of study. Managers and professionals are the typical field of employment. Khandallah is a popular locality for migrants from the United Kingdom; statistics show us that 12% of the population was born in the UK.
Typical Homes
Similar to Karori in many respects, Khandallah is a mature, established locality with a wide variety of housing styles. Villas from the early 1900s are quite rare. Bungalows from the 1920s and 1930s are common, many of grand proportions, typical of an affluent area. Four and five bedroom homes are more common here than any other Wellington suburb. Khandallah expanded onto the surrounding hillsides from the 1960s, with further waves of development occurring in the 1980s and 1990s. As you would expect from an affluent area there is a high degree of ownership pride evident in all parts of the suburb.
Amenities
Khandallah has a centrally located shopping village on Ganges Road. Amenities here include a post office, veterinary surgeon, drycleaner, takeaway stores, butcher, physiotherapist, dentist, cafes, pharmacy, and gift store. Just south of the shopping strip is a New World supermarket.
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Khandallah has three primary schools: Cashmere Avenue School, Khandallah School and the Catholic primary school St Benedict’s. All are decile 10 schools with roles ranging from 250 to 400 pupils. There are no secondary schools in Khandallah, the nearest being Onslow College in Johnsonville. Many students attend secondary schools in the central city, travelling there via the Johnsonville railway line service.
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Nairnville Park and the adjoining Nairnville Recreation Centre are popular amenities located on Cockayne Road. The park is often utilised as a sports ground for soccer, rugby and cricket, while additional amenities include a children’s playground, cricket training nets and a skateboard half pipe. The recreation centre is commonly used for basketball, netball, volleyball and badminton. It also includes a squash court and kitchen/community facilities. At the end of Woodmancote Road and nestled under the foothills of Mt Kaukau, Khandallah Park is a popular picnic area for locals, very sheltered and with a café. Khandallah Park is also one of the main access points for ascending Mt Kaukau, the highest point in central Wellington, with stunning city and harbour views.
Real Estate Trends
The suburb contains a wide variety of house styles, although there is a predominance of medium to larger family homes, four bedrooms and over. There have been six sales over the last year in excess of $2 million. A typical family home here on a well proportioned site and in a desirable street, is likely to cost $1.2 million to $1.8 million. Larger homes on larger sites are likely to be in the $1.8 million to $2.25 million dollar bracket.
At the lower end of the market there is always demand from first home buyers and from those upgrading or downsizing. You can still find something reasonable for between $750,000 and $950,000, although it won’t be in one of the preferred streets and will likely need renovating. Khandallah has a limited number of townhouses and units, popular among single people and those just getting on the property ladder. You can find something smaller, on a shared site, one or two bedrooms, from about the 500,000 dollar mark.
Best Streets
Anywhere close to the village hub is popular, including Ganges Road, Everest Street and Lochiel Road. Simla Crescent, Clark Street and Woodmancote Road are close to Khandallah School and popular Khandallah Park. Amritsar Crescent is a no-exit street on a narrow ridgeline, with lovely views over the harbour and Wellington City.
House Prices
Flats and units, attached to others, from $500,000.
Renovated four bedroom homes, average sized sections, close to village, from $1.4 million.
Large homes, renovated character or modern, on spacious sites, from $1.8 million
Travel Times
Central city – driving 5-10 minutes non-peak, up to 25 minutes peak.
Airport – driving 25 minutes non-peak.
Hutt Valley – driving 15 minutes non-peak.
Weather
The weather is variable in Khandallah, often depending on where you are in the suburb. Hilltops and ridgelines get the best views but are often exposed to winds from both the north and south. Clark Street, Simla Crescent and the surrounding streets are sheltered from the lee of Mt Kaukau. However, be careful not to be too close to the hill, as you will lose the sun earlier.