Belmont

Including Bayswater and Narrow Neck.

Belmont and Bayswater are much more than streets off the main drag between Takapuna and Devonport. Its average little houses on their flat, wide streets are being spruced up. This area is just the ticket for family life. Shops and beaches are handy, there's boating at Bayswater marina, coastal walks and schools nearby. Bayswater Pt has wonderful views to the city; Belmont's eastern shoreline has the same golden sands and Rangitoto Island views as Cheltenham and Takapuna.

Who lives there? These suburbs have a mix of retirees who have lived here for yonks, young aspiring families who perhaps can't afford Devonport yet, and young professionals getting into home ownership. There's the sort of cultural diversity you get when an area such as this has its grounding in blue-collar workers.

Typical dwellings Belmont and Bayswater were established long after Devonport so the housing stock includes everything from all decades after the 1920s: bungalows, 1930s art deco stucco homes, 1950s ex-state houses, 1960s brick and tile units and 70s weatherboard houses.

Amenities This area is well served with local primary schools that are a flat walk away . Belmont's intermediate school feeds into Takapuna Grammar School.

Belmont's busy shopping precinct includes a chemist and a medical centre, with the closest supermarkets being New World stores at Hauraki Corner and another one in Devonport.

Boating and outdoor activities are right on your doorstep, including sailing and activities run by the Takapuna Boating Club at Bayswater.

Outdoor jaunts include walks along the beautiful sands of Narrow Neck beach where there's a playground and a shop. On the opposite side of the peninsula there are reserve walks among the mangroves and mudflats.

Eateries include Thai, Italian and Indian plus excellent cafe food at Vanilla in the Belmont Shopping Centre.

REAL ESTATE

Trends Belmont and Bayswater have families either trading up to Devonport or Takapuna, or empty nesters cashing up the equity in their expensive houses after the kids have left home.

Many larger properties are being subdivided, with 1930s Californian bungalows on large sites fetching premium prices. Lake Road divides Belmont (seaside) and Bayswater (harbourside) and has become a physical price demarcation - houses on the seaward side have a $100,000 premium.

Rental and investment Because of its physical in-between-ness, it's hard to attract tenants to the area, even with the ferry services from Bayswater to the city and Devonport. Rents are, therefore, a little lower.