Kohimarama

Kohimarama is a community-oriented suburb with proven lasting appeal. After all, where else would a squad of elderly locals swim year-round at the local beach, often enough for them to become local identities?

At the other end of the age scale, generations of families remain loyal to this area for its beach and its top-quality primary schools.

Importantly, homes on leasehold land owned by the Melanesia Trust, represent an affordable entry level for families wanting to be "in zone". The prestigious suburb also has an impressive share of $1 million-plus freehold homes with sea views on elevated grounds.

Families often trade up within the area, moving from a two-bedroom home (around $300,000) into the type of larger homes which older residents have farewelled in favour of smaller units and townhouses on the flat near Tamaki Dr - these were built during a wave of such developments during the 60s and 70s.

Housing booms during the post-war 50s saw large family homes built on what are now considered to be generous-sized sections. Zoned Residential 5, these 800 sq m to 900 sq m properties don't meet the current one unit to 500 sq m subdivision criteria.

They're ripe, therefore, for refurbishment as family homes with back gardens big enough to be re-styled into a modern context with al fresco entertaining and a swimming pool.

It's the larger Residential 6 zoned properties which attract the attention of developers; their quality three- to four-bedroom townhouses on a subdivided site fetch $600,000 to $700,000.