The Best Suburbs in Rotorua (2024)
Rotorua, known for its geothermal wonders and rich Māori culture, offers a diverse range of suburbs to suit different lifestyles and budgets. Whether you’re looking to relocate, invest, or simply curious about the city’s most desirable areas, this guide will help you navigate Rotorua’s top suburbs. Let’s explore what makes these neighbourhoods stand out and why they might be the perfect fit for you.
Lynmore: The Crown Jewel

Consistently ranking as one of Rotorua’s most sought-after suburbs, Lynmore offers a perfect blend of natural beauty and urban convenience.
Key features:
- Proximity to the Whakarewarewa Forest (Redwoods)
- Excellent schools, including Lynmore Primary School
- Mix of established homes and new developments
- Close to Rotorua Airport and major shopping centres
Lynmore’s appeal is reflected in its property values, with the median house price sitting higher than the Rotorua average. Its combination of quality housing, excellent amenities, and access to outdoor recreation makes it a top choice for families and professionals alike.
Springfield: Family-Friendly and Convenient

Springfield is another highly desirable suburb, known for its family-friendly atmosphere and convenient location.
Key features:
- Close to Rotorua’s CBD
- Quality schools, including Rotorua Girls’ High School
- Beautiful parks and green spaces
- Mix of character homes and modern properties
Springfield’s central location and strong community feel make it particularly attractive to families and young professionals. The suburb offers a range of housing options, from charming older homes to contemporary new builds.
Glenholme: Central Living with Character

Glenholme is one of Rotorua’s most established suburbs, offering a perfect blend of central living and character homes.
Key features:
- Walking distance to the CBD and Kuirau Park
- Mix of character homes and modern developments
- Close to Rotorua Hospital
- Strong rental market due to central location
Glenholme’s central location and diverse housing stock make it popular among a wide range of residents, from first-home buyers to investors. Its proximity to the CBD and major amenities adds to its appeal.
Owhata: Lakeside Living and Affordability

For those seeking a more affordable entry into the Rotorua property market with the bonus of lake views, Owhata is an excellent choice.
Key features:
- Stunning views of Lake Rotorua
- More affordable housing options
- Close to geothermal attractions like Whakarewarewa
- Growing community with new developments
Owhata’s affordability and lakeside location make it an attractive option for first-home buyers and investors alike. The suburb has seen significant growth in recent years, with new developments adding to its appeal.
Kawaha Point: Luxury Lakeside Living

For those seeking a premium lakeside lifestyle, Kawaha Point offers some of Rotorua’s most desirable properties.
Key features:
- Stunning views of Lake Rotorua
- Large, luxurious homes
- Close to Rotorua Lakefront Reserve
- Peaceful, upscale neighbourhood
While Kawaha Point properties come with a higher price tag, the suburb offers unparalleled lake views and a prestigious address. It’s particularly popular among retirees and successful professionals looking for a slice of lakeside luxury.
Ngongotahā: Village Charm with Growth Potential

Located on the western shore of Lake Rotorua, Ngongotahā offers a village-like atmosphere with strong growth potential.
Key features:
- Beautiful lake and rural views
- Strong community feel with local shops and amenities
- More affordable housing options
- Close to popular tourist attractions like Agrodome
Ngongotahā’s combination of affordability, natural beauty, and community spirit makes it an increasingly popular choice for families and first-home buyers. The suburb has seen steady growth and development in recent years.
Factors to Consider When Choosing a Suburb
When deciding on the best suburb for you in Rotorua, consider the following factors:
- Budget: Property values vary significantly across Rotorua’s suburbs. Determine your budget and look for areas that offer the best value for your money.
- Lifestyle preferences: Do you prefer lakeside living, proximity to forests, or urban convenience? Consider what’s important to you in terms of daily living.
- Commute times: While Rotorua is relatively compact, traffic can be an issue during peak times. Consider your daily commute when choosing a location.
- Schools: If you have children or are planning to, research the school zones and quality of education in different areas.
- Future development: Look into planned infrastructure projects and developments that might affect property values and lifestyle in the future.
- Geothermal activity: Some areas in Rotorua have more pronounced geothermal activity. While this can be a unique feature, it’s important to understand any potential impacts on property.
Investment Potential
For those looking to invest, Rotorua offers promising opportunities. According to recent data, the average house price in Rotorua is around $650,000, reflecting the city’s growing appeal and strong tourism industry.
Some suburbs showing strong growth potential include:
- Owhata: Fastest growing suburb over the past 24 months
- Ngongotahā: Ongoing development and affordable entry point
- Lynmore: Consistently high demand and strong capital growth
Rotorua offers a diverse range of suburbs to suit different lifestyles and budgets. Whether you’re seeking a family-friendly neighbourhood, a luxurious lakeside retreat, or an investment opportunity, there’s a suburb in Rotorua to suit your needs.
Remember, while this guide provides an overview of some of Rotorua’s top suburbs, it’s always a good idea to spend time exploring the areas yourself. Talk to locals, visit at different times of the day, and consult with real estate professionals to get a comprehensive understanding of each suburb.
As Rotorua continues to grow and develop, its suburbs are likely to evolve, potentially creating new hotspots and investment opportunities. With its unique blend of natural wonders, cultural richness, and growing economy, Rotorua remains an attractive destination for both residents and investors in 2024 and beyond.