With rental housing costing about 33% (and climbing) of Auckland incomes, it is no wonder people are choosing to relocate elsewhere. Tokoroa is a market that is affordable and offers great yields. Tokoroa is within 1 hours drive from Hamilton, Tauranga, Rotorua and Taupo, which is why people see Tokoroa as an affordable choice. With every other nearby town more expensive, we have seen an ongoing surge of first home buyers, investors and people downsizing who are now buying in Tokoroa.

Tokoroa once had a reputation as a rough town, but that has changed long ago. The town boasts good employment and statistically Tokoroa is safer than our big cities. There is great cash flow there for investors too as long as you buy right, which is why we provide the service we do.

Days to Sell


Median Price


12 Mo Price Trend


Median Rent

+5% p/w

Last updated: August 2023. Sources: Tenancy Services & REINZ.

Tokoroa at a glance

Population 13,220 (2018 census) 
Tertiary Education Waiariki Polytechnic
Te Wananga o Aotearoa
Bus Service Daily to Waikato University
Toi Ohomai - several courses offered locally
Main Industries Forestry, Farming, Engineering, cheese factory, milk powder plant, Rail hub of the South Waikato
Ports and Rail Tokoroa Rail Terminal Direct to Tauranga Port
Public Transport The Urban Connector offers a circuit route around Tokoroa township and also makes two return trips each week day from Tokoroa to Tīrau.
Taxis also service the Tokoroa Township

About Tokoroa

Opportunities exist thanks to a proactive council along with very affordable land prices. Council is very encouraging and has arranged access to a free Business Support Service, which can access government funding, business mentors and navigate consent processes with ease. There is also a lot of industrial land being developed, which will bring new jobs and new opportunities. At the south end of Tokoroa there is significant industrial expansion including a Milk Powder plant and several other businesses setting up on this valuable land.

There is a massive medical centre with multiple services offered. This is attached to the Hospital and takes up two wards, then there is the ED facilities plus two wards. We also have numerous social services including Raukawa (local Iwi) who offer a range of services plus TCOSS and SWPIC who both offer a complimentary range of services.

Ten minutes north of Tokoroa there is the largest cheese factory (Fonterra) in the Southern Hemisphere, which has recently undergone a $380 million expansion. Tokoroa is located on State Highway 1 and has a core rail link to Port of Tauranga - with an inland container port being established.

At the south end of Tokoroa there is a new milk powder factory (completion due late 2023) where it is expected to produce 45,000 tonnes of milk powder each year. It is a highly efficient and sophisticated factory, which provides a number of employment opportunities locally.

There are numerous opportunities in Tokoroa and there are many satisfied clients who were very surprised by how much the town had to offer them.

Stand-alone homes and units are the standard in Tokoroa, and similar to Rotorua, the returns offered in Tokoroa can make the city look like a city of gold to a newcomer property investor. The town has plenty of great tenants and properties, however there are also a number of problem properties, problem tenants and poor property managers that can make your property investment life a nightmare... OR provide a great opportunity to buy well. Using trusted experts will lower your risk and maximize your potential.

Numerous people have relocated to Tokoroa over the last few years due to affordability meaning there is a lack of available housing. This has lifted prices and rents in Tokoroa.

Common mistakes when investing in Tokoroa, according to Wayne Dickson:

  1. Location: Some unfortunate investors have bought without researching the area and it is a lot harder to fix the location than it is to fix the house! These properties can be difficult to attract and then retain good tenants.
  2. Types of housing: Some investors have been wooed by the appeal of high yields, sometimes with unappealing units with high "potential rents". Knowing the type of housing that works and what choice is available in your chosen area is essential.
  3. Many investors leave money on the table by not understanding what they could achieve with their property by making it more appealing to quality tenants, often without spending very much. In a lower-cost area investors can be reluctant to spend money on their properties.
  4. Site unseen purchases: Some investors have really lost big by buying from an agent who is not local or who works for the vendor. If you are not in Tokoroa and familiar with the market, you need to use someone who is on your side.

Working with a Buyers Agency like iFindProperty is a good way to avoid making mistakes. We have worked for investors new to Tokoroa, many who see the property for the first time after settlement. We have never had an unhappy client, and with Wayne's partner Fiona running our preferred Property Management business, we plan for long term relationships with our clients.

Land Use and Subdivision

Currently, there are very few empty sections in town with several new houses and relocated houses appearing. The most recent housing is a subdivision in East Tokoroa with around 20 new homes built. There is another planned subdivision at the South end of town with about 25 sections planned in stage 1 and several more in future planned stages. I am aware of a number of people who will buy these sections once they become available.

  • Current rules allow that to subdivide in Tokoroa, each resulting site must have a net size of 450m2. Resource consent would be required to subdivide below 450m2.
  • Development fees to subdivide are $3,689, not including connection services and any surveyor fees.
  • Existing residential can have a second dwelling added without subdivision, as long as building consents are approved.
  • There are numerous properties that will suit another dwelling AND infill housing in Tokoroa has become very desirable. 

*Rules may change at any time, please do your own research when considering a subdivision

How to Invest in Tokoroa

iFindProperty is a licensed real estate agency and we cover all of the Tokoroa region. We believe we are the best in the business at helping others buy, or sell, Tokoroa Investment Properties.

  • Premium Buyers Service: For serious buyers only. Engage an iFindProperty expert to secure you a great investment that meets your criteria. Limited spaces available.
  • Property Listings: We advertise Tokoroa listings for sale by email. Join our mailing list for free.
For Vendors

iFindProperty runs a full-service property sales operation. Work with an agent who understands property investment and how to market your property to other investors, in a way that doesn't upset your tenants!

Please contact Wayne below or enquire through our website.

The Tokoroa Team

Wayne Dickson

Licensed Salesperson
REAA 2008

"The process is extremely easy and cost-effective. Recently I sold two houses and I did not need to do any marketing as Wayne already had buyer. It is a “no brainer” to use iFindProperty as they know the market and the buyers / sellers in the area well."
- Simmone

"I recently purchased an IP in Tokoroa through iFindProperty and being Auckland based, found the process incredibly seamless. I can highly recommend Wayne Dickson - not only is he knowledgable, professional and well-connected, but he helped to make both the purchase and subsequent renovation process simple and easy. I will definitely be using iFindProperty again and am happy to provide a solid five star rating.

- Tracey Potter
"Wayne understood our requirements extremely well and carried out our instructions in a professional and timely manner. Liaising with everyone on our behalf, the transactions took place with no hassles, delays or problems. Wayne provided us with good straightforward service - and always with a smile. I would highly recommend him to anyone wishing to use his services. A+++ rating".
- Steve and Sue Green

Related Articles.

Wow, where has the time gone? We nearly through 2018 and the last 12 months has flown by. A fair bit has changed and I have a snapshot of where we are in the market. The new CVs come out in November and the expectation is for a massive increase compared with the 2015 CV we currently have.

Featured Listings.

No featured listings, our Buyers Agency clients are actively buying so why not join them?