Up your street

Belmont/Bayswater Including Narrow Neck

These suburbs are a healthy mix of retirees who have lived here for yonks, young families who perhaps can't afford Devonport yet, and young professionals getting into the home ownership market. There's the sort of cultural diversity you get when an area such as this has its grounding in solid blue-collar workers. With such a mix, community spirit is alive and well.

With the area on the up and up, that mix is likely to start skewing towards those with more money.

Belmont and Bayswater were established long after Devonport so the housing stock includes everything from the 1920s on - bungalows, 1930s art deco homes, 1950s ex-state houses, 1960s brick and tile units and 70s weatherboard houses. Of course, 21st century renovations are giving all of the above a new twist.

The state houses on Lake Rd driving into Belmont aren't an indication of the flavour of the area. The best homes are tucked off the side streets and along the water's edge on both coastlines. With homes originally built on large 900sq m-plus sections, this area has attracted its share of infill housing.

Amenities

This area is well served with local primaries that are close to the main roads. Belmont has an intermediate school which feeds into Takapuna Grammar School further along Lake Rd towards Takapuna.

Belmont has a busy shopping precinct but the closest supermarkets are New World stores at Hauraki Corner and Devonport.

Boating and outdoor activities are right on your doorstep, whether it's sailing or just meandering down to the Bayswater marina to ogle the big yachts. Bayswater boat ramp is a mecca for windsurfers.

Outdoor jaunts include walks along Narrow Neck beach where there's a playground and shop. About 5ha of former naval land at Takapuna Head is being developed into public open space. On the opposite side of the peninsula there are walks among the mangroves and mudflats. If wetlands appeal, then try the boardwalk off Kawerau Reserve.

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

Trends

Belmont and Bayswater always have a healthy number of families either selling to trade up to Devonport or Takapuna, or empty-nesters cashing up after the kids have left home.

Throughout this area larger properties are still being subdivided, with 1930s bungalows on large sites fetching premium prices. Lake Rd divides Belmont (seaside) and Bayswater (harbourside) - houses on the seaward side get a $100,000 premium.

Rental and investment

Because of its physical in-between-ness, it's hard to attract tenants here, even with the ferry services from Bayswater to the city and Devonport. Rents are, therefore, a little lower than you would assume. Best streets

Norwood Rd, Beresford St and Marine Tce in Bayswater; Williamson Ave, Seacliff St, Hamana St, Merani St in Belmont.