Size matters when it comes to bedrooms - and bathrooms
Wednesday, 11 February 2026
Kiwi home buyers know that size matters and are prepared to pay for it - but it's more about square metres than centimetres.
New data shows Kiwis are prepared to pay tens — and in some cases hundreds — of thousands of dollars more for extra bedrooms and bathrooms, with the right combination adding up to half a million dollars to a home’s asking price.
Figures from realestate.co.nz show an additional bedroom can lift a property’s asking price by anywhere from $150,000 to more than $450,000, depending on size and layout.
In 2025, the national average asking price for a two-bedroom home sat at $640,794. That jumped 31.7% to $844,009 for a three-bedroom property.
Read More
But the biggest leap came with the addition of a fourth bedroom, pushing the average asking price up 44.1% to $1,216,635.
Realestate.co.nz’s Vanessa Williams said the figures showed space remained one of the strongest drivers of property value.
“Kiwis are still attracted to more space and see value in that, whether it’s to accommodate a growing family, work-from-home flexibility, or future-proofing an investment,” Williams said.
While bedrooms matter, it is the bedroom-and-bathroom combination that delivered the biggest gains.
In 2025, the average asking price for a three-bedroom, two-bathroom home was $987,609. That rose by nearly 40% to $1,376,229 for a three-bedroom, three-bathroom property — a difference of $388,620.
Williams said the pattern was even more pronounced for larger homes. A four-bedroom, two-bathroom home had an average asking price of $1,173,682, but adding a third bathroom pushed that figure up 44% to $1,690,982 — a jump of more than half a million dollars.
Across every bedroom category, extra bathrooms consistently lifted asking prices, highlighting their role as a major value driver regardless of a home’s size.
However, Williams said homeowners considering renovations should tread carefully, as not all upgrades deliver the same return.
'We know bedrooms and bathrooms affect average asking prices but before homeowners embark on a renovation, liveability needs to be factored in.“
She said an odd layout that added a bedroom or bathroom but reduced living, dining, or entertaining space, or negatively impacted the flow within a home, was less likely to bring the gains owners are hoping for.
“Not all renovations are created equal, as buyers are drawn to homes that suit their lifestyle. We always encourage homeowners to think about who they’re renovating for – themselves or future buyers.”