Southgate
Views to die for but beware of the wind!
Overview
Southgate, a compact suburb set along a narrow ridgeline between Houghton Bay and Island Bay, is an area that even many longtime Wellington residents have never heard of. It’s an affordable locality where you can pick up a good sized home for far less than what you would pay in nearby Island Bay. Being on top of the hill you get magnificent views over Cook Strait and to the South Island. But you’d better be prepared for the wind. Up here it’s very exposed to the weather from all directions.
Best Suited To
Families wanting space at a reasonable price, first home buyers, sea gazers.
Population Profile
People who live in Southgate enjoy the area for its excellent sunlight, panoramic views, and the affordability of homes. The demographic in Southgate is varied, ranging from young first home buyers to the retired. A number of properties are let on the rental market, attracting the young workforce who don’t mind a longer commute to the central city, or perhaps to those who work in the southern or eastern suburbs. The area has a bus service to the central city, but it’s not as regular as other suburban locations. Consequently, those who live here often use vehicles to travel to other parts of the city.
Typical Homes
Southgate was developed during the 1960s and 1970s, so the dominant housing style is single or two storey weatherboard homes. Many homes are built on sloping sites, and a number have had their basement areas converted into extra living space.
The area went through another period of expansion in the 1980s, when single level cementboard clad homes became the norm. In recent years, homes on larger sites have been subdivided, allowing for the construction of a small number of modern houses. These are often on steep sites, but with the benefit of stupendous water views.
All Southgate homes are very exposed to the weather. Some have been maintained better than others. It’s very important to consider regular exterior maintenance in these exposed conditions.
Amenities
There are no shopping services in Southgate. It’s an easy 10 minute walk downhill to the nearest group of shops in Island Bay, but be prepared for an uphill slog on the way back!
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The nearest primary school is Houghton Valley School, set on Houghton Bay Road. The school has an enrollment zoning system that includes Southgate. It’s an easy walk for most pupils, with short cuts through neighbouring Sinclair Park to the school grounds. Secondary schools are located in Kilbirnie to the east, or in the central city to the north.
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Wellington’s Southern Walkway skirts the eastern edge of Southgate and includes the large playing fields in Sinclair Park. The walkway continues north, climbing a short distance up to a peak at Mt Albert, where you get panoramic views over the suburbs and the south coast. The walkway can be followed further north, all the way to Oriental Bay. Southgate Park on Southgate Road comprises two large, level playing fields, which enjoy great sunlight and views over the Cook Strait.
Real Estate Trends
As well as the view and sun, Southgate is an attractive area for its affordability, particularly in relation to neighbouring Island Bay. Having said this, prices have recently increased at a steady rate due to demand from first home buyers and investors. Prices for detached houses here tend to start at about the $800,000 mark.
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For that you’ll get something quite small and modest that will need work. The majority of average sized homes here sell in the $950,000 to $1.2 million bracket. Larger homes and those with wide sea views will attract prices in excess of $1.2 million. The best homes in Southgate, often newer homes with very good sea views, can achieve prices up toward $1.5 million. Homes generally don’t achieve sale prices over this level as buyers look to spend their money in more preferred, Island Bay or Melrose.
Best Streets
No street in particular stands out here. Any property with sea views always draws keen interest.
House Prices
Small 1960s house, in need of renovation, from $800,000.
Well-presented bedroom house, partly upgraded, water views, from $1 million.
Larger family home upgraded and with generous site, from $1.3 million.
Travel Times
Central city – driving, 15 minutes non-peak, up to 25 minutes peak.
Airport – driving, 10 minutes non-peak.
Hutt Valley – driving, 25 minutes non-peak.
Weather
Southgate weather is not for the faint hearted. Up here it comes at you from all directions. Try to find a site that has some shelter from the north and south. The upside is that, when the sun’s out, you get it all day, and great views.