Manukau

Including Totara Heights, Flat Bush, East Tamaki Heights, Goodwood Heights, Chapel Downs, Wiri and Puhinui

Most of this area has developed quickly, which gives it a certain sameness. The newest subdivisions look very brash and man-made, but will soften in time. Large parts of East Tamaki, Wiri and Manukau are devoted to commercial and light industrial premises.

Newer areas like Chapel Downs are attracting young families who want a contemporary home at a good price. Totara Heights, with its views and leafy surroundings, appeals to a more affluent and older demographic. The area appeals to Asians, too, with many moving here as renters, and then buying once they're established.

The three-bedroom brick-and-tile house is everywhere, some meticulously maintained and some woefully neglected. Townhouses are becoming popular with developers and buyers. The majority of homes have been built as cheaply as possible.

Up at Manukau Heights and Totara Heights there are many multi-storey houses, often surrounded by mature gardens or tucked into patches of bush.

Manukau and Wiri have extensive areas of fibrolite-clad state housing which, generally, has not aged well.

Amenities: There are ample primary and intermediate schools, but high school students need to travel. Much of the Manukau/Wiri/Puhinui area is in the highly regarded Papatoetoe High School zone, and this has an impact on property prices. Others go to high schools in Manurewa or Otara.

Westfield Shoppingtown Manukau continues to go from strength to strength. The streets surrounding the centre have become an ocean of retail and wholesale outlets.

There is a shopping centre at Chapel Downs, and you're not far from The Hub and Botany Town Centre.

Hayman Park next to the Manukau City shopping centre is full of mature trees, lawn, and has a duck pond and a creek. There's also a skate park.

Totara Park is a haven of leafy tracks through native bush, with pleasant picnic spots and playgrounds, and a beautiful swimming pool. Right next to Totara Park is the Auckland Regional Botanic Gardens.

Rainbow's End theme park entices families from all over Auckland. Trends The subdivisions are luring people from the east and west of Auckland.

Flat Bush is set to become New Zealand's most comprehensively planned new town and in 15 years time will hold at least 40,000 people.

Prices have risen considerably in the past year, and are still climbing.

Rental and investment: With a mix of properties and lots of potential tenants, this area has long been popular with renters and landlords.

Best streets For their elevation and views, Goodwood Drive in Goodwood Heights and Eugenia Rise in Totara Heights.