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Best Property Managers in Wellington

We assessed 18 property managers in Wellington and ranked the top 5 on their public review record: rating quality, review volume, and how recent the reviews are. How we rank →

Last updated: 18 Jun 2026

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Before you hire

Property management fees range widely, but the cheapest option often costs more in vacancy time and maintenance problems. Ask about their current vacancy rate, how quickly they respond to maintenance requests, and what their process is for handling problem tenants under the Residential Tenancies Act.

Top 5 Property Managers in Wellington

The top 5 property managers in Wellington are Comprendé, Leaders Property Management, Wolfbrook Property Management, Oxygen Property Management, and Stable Property Management, ranked by Top5 score. Scroll for our take on each, plus what to ask before you choose.

  • 1

    Comprendé

    ↑ 1
    ★ 4.6 517 reviews +16 Top5 Score 182 +8
    5★ 462 4★ 7 3★ 2 1★ 46

    Hire them if you need a property manager who stays responsive to maintenance requests and treats both landlords and tenants as individuals rather than administrative cases. Named staff members like Angelina, Melissa, and Sarah handle lease breaks, tenant transitions, and ongoing concerns with a level of personal attention that tenants specifically mention returning for.

    Reviews most often describe: Landlords and tenants seeking responsive, attentive property management

    • ✓ Resolves maintenance issues within reasonable timeframe
    • ✓ Handles lease breaks and mid-tenancy changes
    • ✓ Same staff member stays with property over years

    location_on 16A The Terrace, Wellington Central, Wellington

    map Map Is this your business?
  • 2

    Leaders Property Management

    ↓ 1
    ★ 4.9 266 reviews +8 Top5 Score 178 +1
    5★ 256 4★ 3 3★ 2 2★ 1 1★ 4

    Long-standing landlords report consistent maintenance resolution and responsive tenant communication, with several clients staying with Leaders for 8-23 years. Individual staff members like Beni and Ashley emerge repeatedly as the actual differentiator, handling lease extensions, bond refunds, and maintenance logging in ways tenants describe as unusually flexible and transparent.

    Reviews most often describe: Landlords seeking long-term worry-free property management

    • ✓ Maintenance issues logged and tracked visibly
    • ✓ Lease extensions granted within days of request
    • ✓ Same staff members retained across years

    location_on 77 Thorndon Quay, Pipitea, Wellington

    map Map Is this your business?
  • 3

    Wolfbrook Property Management Wellington

    ★ 4.8 322 reviews +8 Top5 Score 175 +4
    5★ 303 4★ 5 3★ 1 2★ 1 1★ 12

    Staff respond quickly to tenant requests and handle maintenance efficiently, which tenants notice and appreciate from the first interaction. One property manager came to a client's home to discuss an issue that could have been handled remotely, signalling willingness to invest time beyond standard processes.

    Reviews most often describe: Landlords wanting hands-on tenant communication and fast onboarding

    • ✓ Tenant onboarding completed within a week
    • ✓ Maintenance requests handled quickly
    • ✓ Responds promptly to tenant questions

    location_on level 1/125-137 Johnsonville Road, Johnsonville, Wellington

    map Map Is this your business?
  • 4

    Oxygen Property Management

    ★ 4.4 308 reviews Top5 Score 172
    5★ 244 4★ 23 3★ 2 2★ 3 1★ 36

    Staff adapt to tenants' circumstances, such as arranging inspection flexibility during family health crises and installing curtains at no cost when privacy issues arose. Managers here focus on matching tenants to properties where they will build stable community connections, treating placement as about human fit rather than transaction completion.

    Reviews most often describe: Landlords and tenants valuing responsive, attentive property management

    • ✓ Arranges solutions outside standard scope
    • ✓ Responds promptly to maintenance requests
    • ✓ Considers tenant circumstances in decisions

    location_on 27 Buller Street, Te Aro, Wellington

    map Map Is this your business?
  • 5

    Stable Property Management

    ↓ 1
    ★ 4.9 135 reviews +2 Top5 Score 167 +2
    5★ 131 1★ 4

    Stable handles maintenance requests same-day in many cases and explains decisions clearly even when saying no to tenants. Named portfolio managers like Tracey and Deb stay with tenants long-term, building relationships that reduce turnover friction.

    Reviews most often describe: Tenants and landlords seeking responsive, transparent property management

    • ✓ Repair requests fielded same day
    • ✓ Clear communication on request denials
    • ✓ Long-term portfolio manager continuity

    location_on 7b/33 Kaiwharawhara Road, Kaiwharawhara, Wellington

    map Map Is this your business?

Before you choose a property manager in Wellington

Common themes, pricing patterns, and watch-outs drawn from customer reviews and independent research.

What do property managers typically charge in New Zealand? expand_more

Management fees run between 7% and 10% of weekly rent collected, with some firms using a flat weekly rate instead. Letting fees for placing a new tenant sit at one to two weeks' rent plus GST, and these are charged separately each time a tenant changes. Ask for a written fee schedule covering maintenance markups, routine inspection charges, and administration fees, as these extras can push the real cost well above the headline percentage.

Does a property manager need to be licensed in New Zealand? expand_more

Right now, no licence is legally required to work as a property manager in New Zealand, so the sector is largely self-regulated in 2025. That changes from 2026, when amendments to the Real Estate Agents Act 2008 will bring property managers under the Real Estate Authority, requiring them to meet competency standards and hold a licence. Until then, checking whether a manager belongs to a professional body like the Property Institute of New Zealand or REINZ is a practical way to gauge whether they are holding themselves to a recognised standard.

How does a property manager handle Healthy Homes compliance? expand_more

All private rentals must meet the Healthy Homes Standards as of 1 July 2025, covering heating, insulation, ventilation, moisture and drainage, and draught stopping, and non-compliance can attract penalties of up to $7,200 per breach. A property manager acting for a landlord must include a Healthy Homes compliance statement in any new or renewed tenancy agreement and should be proactively identifying any gaps before they become a legal liability. Upgrade costs vary widely, from a few hundred dollars for minor draught stopping to over $10,000 for older properties needing heating and insulation work, so a good manager will give you a clear picture of what is needed and coordinate tradespeople to get it done.

What are the warning signs of a property manager you shouldn't use? expand_more
  • –Maintenance issues are left unresolved at the start of a tenancy, with blame shifted to the previous tenant rather than a proper pre-tenancy inspection.
  • –Promised repairs or items are not followed through, and follow-up from the tenant is required to get any update.
  • –Properties are handed over in poor condition, with broken fittings, unfinished repairs, and safety issues such as faulty electrical load capacity left unaddressed.
  • –Bond records and administrative obligations are not kept up to date, which can create legal complications for both tenants and landlords.
  • –Complaints escalated beyond the property manager go unanswered, with no accessible senior contact.
  • –Staff are dismissive or rude during initial contact, which is a reliable indicator of how disputes will be handled once you are locked into a contract.
What should you ask before signing with a property manager? expand_more
  • –Ask how often routine inspections are carried out, what the written report looks like, and whether photos are included.
  • –Ask who authorises maintenance work, what the spending threshold is before landlord approval is required, and whether trades are marked up.
  • –Ask what their process is when rent falls into arrears, including how quickly they act and how they communicate with the landlord at each stage.
  • –Ask how they handle urgent maintenance after hours, and what their target response time is for both urgent and non-urgent requests.
  • –Ask how much notice they give before entering the property, and how they manage a change in the assigned property manager if staff turnover occurs.
  • –Ask for a full written fee schedule before signing, including any charges for lease renewals, tribunal appearances, or end-of-tenancy administration.

More top property managers in Wellington

The next five highest-scoring property managers in Wellington. Worth considering if your first choices aren't available.

  • 6

    Tommy's Rentals

    ★ 4.7 190 reviews +12 Top5 Score 166 +6
    5★ 163 4★ 14 2★ 1 1★ 12

    Hire them if you need a property manager who stays on top of maintenance, tenant requests, and lease complexities without you having to follow up. Staff members like KP and Julia take ownership of their clients' situations, with overseas landlords and long-term tenants reporting low-stress experiences because someone is genuinely looking after things.

    Reviews most often describe: Absentee landlords and tenants seeking responsive individual attention

    • ✓ Inspection manager provides detailed written feedback
    • ✓ Responsive to tenant requests and landlord concerns
    • ✓ Guides tenants through complex lease arrangements

    location_on 209 Victoria Street, Te Aro, Wellington

    map Map Is this your business?
  • 7

    Nice Place Property Management Ltd

    ↓ 2
    ★ 4.7 161 reviews Top5 Score 163 +4
    5★ 142 4★ 9 3★ 1 1★ 9

    Landlords get consistent attention to their financial interests while tenants report quick issue resolution, suggesting this team balances both sides effectively. Staff members maintain continuity with clients across years, with landlords willing to switch agencies specifically to keep their property manager.

    Reviews most often describe: Overseas landlords and multi-property owners seeking hands-on management

    • ✓ Issues resolved without fuss
    • ✓ Tenancy renewals and rent reviews handled proactively
    • ✓ Properties let within one week of advertising

    location_on 143 Riddiford Street, Newtown, Wellington

    map Map Is this your business?
  • 8

    Just Property Management

    ↓ 1
    ★ 4.6 105 reviews +4 Top5 Score 158 +4
    5★ 89 4★ 6 3★ 1 1★ 9

    Hire them if you need a property manager who acts quickly on maintenance issues and handles tenant relations with care, particularly for out-of-town ownership. One manager's failure to disclose a key handover detail mid-lease, and a separate account of rudeness during initial contact, suggest consistency issues depending on which staff member you work with.

    Reviews most often describe: Landlords seeking responsive on-site management and tenant placement

    • ✓ Issues addressed same day by assigned manager
    • ✓ Tenant selection prioritises neighbourhood fit and property care
    • ✓ Welcome gestures and organised move coordination for tenants

    location_on 12 Jessie Street, Te Aro, Wellington

    map Map Is this your business?
  • 9

    Personal Property Management Ltd

    ↓ 1
    ★ 4.7 121 reviews Top5 Score 156 +4
    5★ 111 4★ 1 2★ 1 1★ 8

    Personal Property Management staff respond quickly to maintenance requests and treat both landlords and tenants with genuine care rather than just administrative process. Managers here spend time understanding individual tenant needs, from pet-friendly arrangements to ongoing support, rather than treating properties as transactions.

    Reviews most often describe: Landlords and tenants wanting responsive, attentive property management

    • ✓ Quick responses to maintenance requests
    • ✓ Spends time getting to know tenants
    • ✓ Handles transitions between property managers smoothly
    map Map Is this your business?
  • 10

    Manage My Rental

    ★ 4.4 154 reviews Top5 Score 154
    5★ 124 4★ 7 3★ 4 2★ 2 1★ 17

    Hire them if you need a property manager who stays responsive to maintenance and treats both landlords and tenants as valued long-term clients rather than transactions. Fraser and the team earn repeat business from clients staying 8+ years by being consistently easy to reach and clear about what's happening with the property.

    Reviews most often describe: Landlords and tenants wanting responsive, long-term property management

    • ✓ Quick response to maintenance requests
    • ✓ Clear communication from named staff members
    • ✓ Landlords retain for 8+ years

    location_on 477 Hutt Road, Alicetown, Lower Hutt

    map Map Is this your business?

Related Wellington rankings

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About this ranking

How are Wellington's top Property Managers chosen? expand_more

We assess every Property Managers business in Wellington against public ratings and review data using a consistent, published method. See how we rank for the full methodology. Top 5 and Also Recommended positions are merit-based and cannot be purchased. At the last update, scores in the top 5 ranged from 167 to 182 points.

How often are rankings updated? expand_more

Rankings are refreshed regularly. This list was last updated in 18 June 2026.

Can a business pay to appear in this list? expand_more

No. Top 5 and Also Recommended positions are merit-only and cannot be purchased. Verified businesses may be able to update their listing details in future, but this will never affect ranking positions.

Why isn't my Property Managers business listed? expand_more

We pull from local search results for each category and city. If you're missing, the most common reasons are an incorrect Google Business category or too few recent reviews. At the last update, the lowest-ranked business in the top 10 had 105 reviews. Check where you rank or read how rankings work.