Kingsland

Including Eden Terrace, Western Springs and Morningside

Kingsland used to be a grungy inner city haunt of students, then it was seen as a cheaper alternative to Ponsonby and Grey Lynn. Those days are officially over. This is now the stamping ground of the modern incarnation of the yuppie.

Demand has grown but supply remains static - and that always leads to price rises. Kingsland's tastefully groovy shops, galleries and cafes, narrow streets, villas and its closeness to the CBD are alluring.

Western Springs has moved from a rental suburb to a thriving family area. The do-ups that renovators have purchased in the past are now ripe for re-sale and are being snapped up.

The inner-city bohemian atmosphere is popular with gays. Some of the older Polynesian families remain, many living in homes owned for several generations.

These suburbs were established over time so there is a range of houses, from turn-of-the-century villas and cottages through to California bungalows and townhouses. The majority of houses in Kingsland are villas.

There is a growing number of apartment complexes, such as those near the rail line in Morningside or in New North Rd in Eden Terrace.

Amenities The area doesn't have abundant schools, with only Kowhai Intermediate and Mt Albert Primary being located here.

There is a mix of trendy village-style shops in Kingsland and mega-mall style shopping down the road at St Lukes. Practical service shops, such as Carters and Briscoes, are close by off Morningside Dr and there are supermarkets in Grey Lynn, St Lukes and Mt Eden.

Eden Park is, of course, a major drawcard and Western Springs has concerts and festivals. Western Springs Park with its huge central lake is a fabulous place for a family outing. The zoo and Motat are right next to the park. Chamberlain Park Golf Course is off St Lukes Rd.

Real estate

Trends: Not long ago this area had abundant rentals, but these days owner-occupied properties are more the norm.

This area was consumed by the recent property boom, with mid-$300,000 properties skyrocketing into the $500,000s.

Rental and investment The ratio of rental homes has decreased, although there are still a number of purpose-built apartments and units, especially in the commercial end of Eden Terrace.

Best streets First and Second Ave in Kingsland and Springfield Rd in Western Springs. Properties along Western Springs Rd, on the ridge overlooking Grey Lynn and Fowlds Park, now command $1 million-plus.