Papakura - An exclusive extract

Including Takanini, Red Hill, Ardmore, Rosehill and Drury

Papakura is where the city meets the country. Although it's less rural with every passing year and every new subdivision, it still feels like a country town and has its own council.

As well as catering for its own population, townies and country folk, Papakura provides retail and other essential services to the lifestyle block crowd from Whitford, Clevedon and Brookby, which have few shops of their own. Although Papakura itself is considered a suburb of Auckland, it's big enough to have its own suburbs - Pahurehure and Red Hill.

Pahurehure is the most desirable area, with demand outstripping supply, especially for newer homes. A lot of development is expected west of Pahurehure, into the Hingaia Peninsula and at Takanini during the next decade.

Papakura is still a fairly conservative town. The community is close-knit and largely working class. Papakura is considered a good place to raise a family - although teenagers who no longer see Calf Club Day as a social highlight might not agree.

When townie residents retire, they often buy a little block of land just outside; when farmers retire, they do the opposite.

Good, solid Kiwi homes are the norm in central Papakura, which was mostly developed from the 1950s to the 1970s.

Red Hill and Pahurehure are newer developments, and the plaster homes that have sprung up around the older farmhouses reflect that.

Amenities
The area is well-served with town and rural schools. Alfriston College opened at the beginning of 2004 and is drawing some Papakura students.

Until recently, many necessities and luxuries had to be purchased elsewhere but this is all changing, with bigger retailers moving in.The Southgate retail development opened in Takanini in late 2004, and mainstreet Papakura is poised for a substantial makeover.

There are ample parks and reserves in and around Papakura. There's also a golf course, and a pleasant drive in the countryside can take you to some lovely east coast beaches. Papakura has a museum and art gallery, and many casual ethnic eateries.

Trends
During 2003 and 2004 Papakura house prices rose more than 27 per cent, evidence of a resurgence of popularity - possibly thanks to the fact that it's somewhat removed from Auckland, but with big-city amenities within reasonably easy reach. Sections in the new Red Hill subdivisions are selling for $150,000 to almost $200,000.

Sections at Hingaia look set to fetch even more, because of the proximity to the harbour and desirable Karaka. Currently, the allowable section size is a matter of debate between the Auckland Regional Council (which wants smaller sections to fit more dwellings in) and the district council (which is trying to appease locals who are resisting urbanisation).

Rental and investment
There is steady demand for rental properties.

Best streets
In Pahurehure, Rushgreen Ave; in Papakura, Opaheke Rd. Red Hill Rd (in Red Hill, of course) is elevated and has beautiful views.