New council valuations in Auckland will see some property owners facing bigger rates increases than others

This year's revised Auckland Council rating valuations could contain both good and bad news for ratepayers when they are posted out to property owners in mid-November.

On average the new valuations are likely to have increased by 33% since the last rating valuations were issued in 2011, Auckland Council Registered Valuer Peter McKay said.

Most people will welcome the higher valuations because if they haven't taken on any extra debt during that period, the equity in their properties should have increased, effectively increasing their net wealth.

The downside is that the valuations are used by the council to set rates bills.

That doesn't mean that rates will rise by a third.

But those property owners whose properties have increased by more than the 33% regional average, will likely end up facing a bigger increase, in percentage terms, than owners of properties in areas that have increased by less than the average.

Big increases for Maungakiekie-Tamaki & Whau

The Auckland Council local board area facing the biggest increase is Maungakiekie-Tamaki, where rating valuations are likely to have increased by an average 44%.

That includes the suburbs of One Tree Hill, Royal Oak, Onehunga, Penrose, Mt Wellington, Panmure and Glen Innes.

That means property owners in those areas could be facing the biggest percentage increases in their rates bills of anywhere in the region.

That's followed by the Whau local board area, where average valuations are up by 41%. Whau includes the inner west suburbs of New Lynn, Green Bay, Kelston, Avondale, New Windsor and Blockhouse Bay.

All of the Auckland Council local board areas and the likely increase in their valuations, are listed below.

Those above the blue line, which shows the average increase for the whole region, could be facing some of the sharpest increases in their rates bills.

Those below the blue line, where valuations have increased by less than the regional average, may be facing slightly less pain.

Auckland Council local board areas and their rating valuation increases:

Mangakiekie-Tamaki +44%. Includes One Tree Hill, Royal Oak, Onehunga, Penrose, Mt Wellington, Panmure and Glen Innes.

Whau +41%. Includes New Lynn, Green Bay, Kelston, Rosebank, Avondale, New Windsor and Blockhouse Bay.

Puketapapa +41%. Includes Three Kings, Hillsborough, Waikowhai, Lynfield and Wesley.

Kaipatiki +41%. Includes Beach Haven, Birkenhead, Chatswood, Birkdale, Northcote, Glenfield and Hillcrest.

Henderson-Massey +39%. Includes Te Atatu, West Harbour, Westgate, Ranui, Massey, Henderson and Glendene. 

Mangere-Otahuhu +37%. Mangere including Mangere Bridge, Mangere East, Otahuhu and Favona. 

Albert-Eden +37%. Includes Waterview, Pt Chevalier, Mt Albert, Sandringham, Morningside, Owairaka, Balmoral, Kingsland, Mt Eden and Greenlane.

Devonport -Takapuna +37%. From Sunnynook and Castor Bay to Devonport.

Orakei +35%. Includes Orakei, Mission Bay, Kohimarama, St Heliers, Glendowie, St Johns, Meadowbank, Remuera and Ellerslie.

Otara-Papatoetoe +35%. Includes Otara, Papatoetoe, Puhunui and Manukau Central.

Howick +35%. Includes Howick, Pakuranga, Flat Bush Botany and East Tamaki.

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Auckland Council Average +33%. Average of all areas in the Auckland region

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Manurewa +32%. Includes Manurewa, Homai, Wiri, Weymouth and Wattle Downs.

Waitakere Ranges +32%. From Whatipu to O'Neill Bay, including Titirangi, Wiatakere, Glen Eden and Swanson.

Upper Harbour +31%. Includes Whenuapai, Hobsonville, Paremoremo, Greenhithe, Wainoni, Albany, Northcross and Pinehill.

Waitemata +29%. Includes Auckland CBD, Parnell, Newmarket, Westmere, Grey Lynn,  Ponsonby, Freemans Bay and Herne Bay.

Hibiscus & Bays +29%. From Campbells Bay to Waiwera, including Whangaparaoa, Orewa, Silverdale, Browns Bay and Mairangi Bay.

Papakura +26%. From Drury to Alfriston including Takanini, Red Hill, Hingaia, Papakura and Pahurehure.

Rodney 24%. Includes Kawau Island, Kumeu/Huapai, Helensville, Warkworth, Matakana and Wellsford.

Franklin +22%. Includes Awhitu, Karaka, Ardmore, Clevedon, Whitford, Beachlands, Maraetai, Pukekohe, Waiuku, Kawakawa Bay and Orere Point.

Waiheke +10%.

Great Barrier -12%.