Mount Eden Double Grammar Zone
~40% COVERAGEEastern Mount Eden offers Double Grammar Zone access with village charm, character homes, and excellent cafes. Median prices: $2.0M - $3.2M. Perfect for families wanting lifestyle plus zone access.
⚠️ Important: Not All of Mount Eden is In-Zone
Only approximately 40% of Mount Eden falls within the Double Grammar Zone - primarily eastern areas closer to Epsom and Newmarket. Western Mount Eden generally does NOT qualify.
Always verify your specific street and house number with both Auckland Grammar School (09 623 5400) and Epsom Girls Grammar School (09 623 1550) before making any purchase decision.
Mount Eden Grammar Zone Overview
✓ Advantages
- Village atmosphere: Boutique shops, cafes, and community feel
- Character homes: Beautiful villas, bungalows, and heritage properties
- Close to CBD: 3-4km from Auckland CBD, easy commute
- Great cafes & restaurants: Mount Eden Village has excellent dining options
- Mt Eden Domain: Iconic volcanic cone with 360° city views
- Slightly more affordable: Compared to Epsom and Remuera in-zone areas
⚠️ Considerations
- Partial coverage only: Only ~40% of Mount Eden qualifies (eastern areas)
- Must verify addresses: Zone boundaries are complex - verification is critical
- High demand: In-zone properties sell quickly, often with multiple offers
- Character home costs: Heritage properties may require ongoing maintenance
- Parking: Some streets have limited parking due to heritage area restrictions
- Less certainty: Compared to Epsom's 95% coverage, Mount Eden requires careful verification
Mount Eden Double Grammar Zone House Prices (2025)
Price Trends (Last 12 Months)
- • Capital growth: +8-12% annually in eastern Mount Eden in-zone areas
- • Premium over non-zone: Mount Eden in-zone properties command 15-20% premium vs western areas
- • Days on market: Average 35-45 days (in-zone properties sell faster)
- • Demand: High - multiple offers common on well-presented properties
- • Price per sqm: $7,000 - $9,500 per sqm for land and buildings
Which Parts of Mount Eden Are in the Double Grammar Zone?
✓ Generally In-Zone (Eastern Mount Eden):
Eastern Mount Eden closer to Epsom, Newmarket, and the city centre tends to fall within both zones. Key indicators include:
- • Streets east of Mt Eden Road (closer to Newmarket)
- • Areas between Dominion Road and Newmarket
- • Properties near Balmoral shops
- • Streets south of Valley Road (towards Epsom)
✗ Generally NOT In-Zone (Western Mount Eden):
Western Mount Eden (closer to Eden Terrace, Kingsland, and west of Dominion Road) typically does NOT qualify for the Double Grammar Zone.
- • Streets west of Dominion Road
- • Areas closer to Kingsland and Eden Terrace
- • Northern Mount Eden near Valley Road
🚨 CRITICAL: Always Verify
These are general guidelines only. Zone boundaries are complex and can change street-by-street. NEVER purchase based on these guidelines alone. Always verify your exact address with both schools before making an offer.
Property Types in Mount Eden Grammar Zone
🏛️ Character Villas & Bungalows (Most Common)
Mount Eden is renowned for its beautiful heritage homes dating from the early 1900s. Many feature:
- • High stud ceilings and ornate detailing
- • Original kauri timber features
- • Large sections (600-800sqm typical)
- • Front porches and period features
- • 3-4 bedrooms, 1-2 bathrooms
Price Range: $2.2M - $3.5M+
🏠 Modern/Renovated Homes
Fully renovated character homes or contemporary new builds offering:
- • Modern kitchens and bathrooms
- • Double glazing and insulation
- • Open-plan living areas
- • Indoor-outdoor flow
- • 4-5 bedrooms, 2-3 bathrooms
Price Range: $2.8M - $4.0M+
🔨 Renovator/Do-Up Opportunities
Character homes requiring renovation offer entry-level pricing:
- • Good bones but dated interiors
- • Original features intact
- • Potential to add value through renovation
- • Typically sold "as is"
- • Budget $300K-500K for full renovation
Price Range: $1.8M - $2.4M
🏢 Townhouses (Limited Availability)
Newer developments offering more affordable in-zone access:
- • 2-3 bedrooms, 2 bathrooms
- • Low-maintenance living
- • Body corporate fees apply
- • Limited outdoor space
- • Easier to rent if needed
Price Range: $1.5M - $2.2M
Living in Mount Eden: Lifestyle & Amenities
Dining & Cafes
Mount Eden Village offers excellent cafes, restaurants, and boutique shops. Popular spots include Circus Circus, Molten, and Mt Eden Village Farmers Market on Sundays.
Mt Eden Domain
The iconic volcanic cone offers 360° views of Auckland, walking tracks, and picnic areas. A major drawcard for families and visitors alike.
Transport
Regular bus services to CBD (10-15 minutes), easy motorway access, and walking/cycling distance to Newmarket. Car commute to CBD: 10-15 minutes off-peak.
Primary Schools
Excellent local primary schools including Mount Eden Normal Primary (Decile 10), Kowhai Intermediate, and several private options.
Shopping
Mount Eden Village for everyday needs, Newmarket (5 min drive) for major shopping, and Westfield St Lukes (10 min drive). Multiple supermarkets nearby.
Recreation
Mt Eden Domain for walks, Eden Park (rugby/cricket), several parks and playgrounds, local sports clubs, and easy access to Auckland Domain.
Mount Eden Grammar Zone FAQs
What is the median house price in Mount Eden Grammar Zone?
The median house price for properties in Mount Eden's Double Grammar Zone ranges from $2.0M to $3.2M, with most well-maintained character homes selling between $2.4M and $2.8M. Entry-level do-ups start around $1.8M-$2.0M, while premium renovated homes can exceed $3.5M.
Is all of Mount Eden in the Grammar Zone?
No. Only approximately 40% of Mount Eden falls within the Double Grammar Zone. Eastern Mount Eden (closer to Epsom and Newmarket) generally qualifies, while western Mount Eden (closer to Kingsland and Eden Terrace) typically does not. Always verify your specific address with both schools.
How do I know if my Mount Eden street is in-zone?
Contact Auckland Grammar School (09 623 5400) and Epsom Girls Grammar School (09 623 1550) directly with your full street address and house number. They can confirm whether you qualify for both zones. Get written confirmation before making any purchase offer. You can also check the official zone maps.
Why choose Mount Eden over Epsom for Grammar Zone access?
Mount Eden offers: (1) Village atmosphere with excellent cafes and community feel, (2) Character homes with heritage charm, (3) Slightly lower prices than central Epsom ($200K-500K less on average), (4) Mt Eden Domain as a major lifestyle amenity. The tradeoff is lower zone coverage (40% vs Epsom's 95%), requiring more careful address verification.
What are the best streets in Mount Eden for Grammar Zone?
We cannot provide specific street names as zone boundaries change and require verification. However, eastern Mount Eden streets closer to Balmoral, Epsom, and Newmarket are more likely to qualify. Work with a local real estate agent who specializes in Grammar Zone properties and always verify addresses independently with both schools.
How competitive is the Mount Eden Grammar Zone market?
Very competitive. In-zone properties in Mount Eden typically receive multiple offers, sell within 35-45 days (faster than non-zone properties), and often sell above asking price. Properties that are clearly in-zone, well-maintained, and on good streets can have 10+ groups at open homes. Be prepared to act quickly and make strong offers.
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