What Is the Most Popular Apartment Size for 2BHK Units?
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New Zealand's building code requires a minimum of 65 sqm for 2BHK units in new constructions. Units under this size may not meet modern standards for comfort and functionality.
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When you’re looking for a new home, the size of the apartment matters more than you think. It’s not just about how many bedrooms you need-it’s about how the space feels, how much it costs, and whether it fits your life right now. In 2025, the most popular apartment size across major cities in New Zealand, including Auckland, Wellington, and Christchurch, is the 2BHK (two bedroom, one hall, one kitchen) unit. But what does that actually mean in square meters? And why is it dominating the market?
What Exactly Is a 2BHK Apartment?
A 2BHK apartment isn’t just two bedrooms and a living area. It’s a specific layout designed for small families, couples, or professionals who want room to grow without paying for a house. The "BHK" stands for Bedroom, Hall, and Kitchen. In New Zealand, this typically means:
- Two separate bedrooms (one often used as a master)
- One open-plan living and dining area (the "hall")
- One enclosed kitchen
- One or two bathrooms
- Sometimes a small balcony or storage nook
These units are usually between 65 and 85 square meters in total area. That’s roughly the size of a tennis court divided into four equal parts-enough to feel spacious without being overwhelming to clean or heat.
Why 2BHK Is the Default Choice in 2025
Five years ago, studios and one-bedrooms were the go-to for young professionals. But things have shifted. Renters and buyers alike are looking for flexibility. A 2BHK apartment gives you options: one room for a home office, the other for guests-or a future child. It’s the sweet spot between affordability and functionality.
In Auckland, where median property prices hit $920,000 in early 2025, a 2BHK unit averages $780,000. That’s nearly $200,000 cheaper than a three-bedroom house, but still offers room to breathe. Developers noticed. Over 68% of new apartment projects launched in 2024 in Auckland included 2BHK as the standard floor plan. In Tauranga and Hamilton, that number jumped to 74%.
It’s not just about price. Utility bills are lower. Maintenance is simpler. Cleaning takes half the time compared to a larger home. For people working from home or planning to start a family, it’s the perfect middle ground.
How Big Is a Typical 2BHK Apartment?
Not all 2BHKs are created equal. Size varies depending on location, building age, and developer priorities. Here’s what you’ll typically find in New Zealand today:
| City | Average Size (sqm) | Bedroom Size (avg) | Living Area (avg) | Price Range (NZD) |
|---|---|---|---|---|
| Auckland | 72 | 11.5 m² each | 28 m² | $720,000 - $850,000 |
| Wellington | 68 | 10.8 m² each | 26 m² | $680,000 - $800,000 |
| Christchurch | 75 | 12.1 m² each | 30 m² | $590,000 - $710,000 |
| Hamilton | 78 | 12.5 m² each | 31 m² | $560,000 - $670,000 |
| Tauranga | 76 | 12.3 m² each | 29 m² | $620,000 - $740,000 |
Notice how Christchurch, Hamilton, and Tauranga offer more space for less money? That’s because land is cheaper outside Auckland. But even in the city, developers are squeezing every last centimeter of value out of 2BHK units. Some now include built-in wardrobes, underfloor heating, and smart home systems-all within that 70 sqm range.
What’s Too Small? What’s Too Big?
If you’re looking at a 2BHK under 60 sqm, be careful. You’re likely dealing with a "micro-apartment"-a trend that’s fading fast. In 2025, the Building Code and new housing standards require a minimum of 65 sqm for any two-bedroom unit in new builds. Anything smaller is either an older property or a poorly designed conversion.
On the other end, a 2BHK over 90 sqm is rare. If you find one, it’s usually in a luxury development with high-end finishes, double glazing, and premium materials. These can cost 30-40% more than standard units. For most people, that extra space doesn’t justify the price tag.
Here’s a simple rule: if the living area is smaller than 25 sqm, you’ll feel cramped. If the master bedroom is under 10 sqm, you won’t fit a queen bed and a dresser comfortably. Always measure the actual floor space-not the listing’s "estimated" size.
Who Buys 2BHK Apartments in 2025?
It’s not just young couples anymore. The biggest growth group is retirees downsizing. In Auckland, over 30% of 2BHK buyers in 2024 were aged 55 or older. They’re trading their family home for something easier to manage, with lower bills and better security.
Investors love them too. The rental yield on a 2BHK in Auckland averages 4.2%-higher than any other apartment type. Tenants stay longer. Turnover is lower. And because these units are so practical, they’re easier to rent out quickly.
Even singles are choosing 2BHKs. Why? Because they want a home office, a guest room for visiting parents, or space to host friends without feeling guilty. The old idea that you need a house to have a good life is fading. Good design matters more than square footage.
What to Look For in a 2BHK Apartment
Not every 2BHK is worth buying. Here’s what separates the good ones from the bad:
- Layout matters more than size. Open-plan living areas feel bigger. Avoid units where the kitchen blocks the view or the hallway eats up space.
- Windows and light. Natural light makes a small space feel 20% larger. Check which direction the windows face-north-facing is best in NZ.
- Storage. Look for built-in wardrobes, under-stair storage, or a separate laundry cupboard. No storage = clutter.
- Building quality. Older buildings might have cheaper materials, no insulation, or noisy plumbing. New builds (post-2020) meet stricter standards.
- Body corporate fees. These can range from $1,200 to $3,500 a year. Ask what’s included-common area cleaning, insurance, elevator maintenance.
One common mistake? People focus on the bedroom size and forget the bathroom. A 2BHK with only one bathroom can become a nightmare if two people work from home and need to get ready at the same time. Look for en-suites or second bathrooms if you can afford it.
The Future of 2BHK Apartments
By 2027, 2BHK units will likely become the new standard-not just for apartments, but for starter homes in suburban developments. Urban planners are pushing for "missing middle" housing: buildings that fit between single-family homes and high-rises. 2BHKs are the backbone of that strategy.
Expect more features: solar panels, EV charging ports, and communal gardens. Some new developments in Wellington are already testing co-living models where two 2BHK units share a kitchen and laundry-but each has its own private bedrooms and bathrooms.
And prices? They’ll keep rising, but not as fast as larger homes. That’s good news. It means more people can get into the market without needing a 20-year mortgage or a family loan.
Final Thoughts
The most popular apartment size isn’t about trends or marketing. It’s about real life. A 2BHK apartment gives you flexibility, affordability, and comfort-all in a manageable footprint. Whether you’re buying your first home, downsizing after kids leave, or investing for rental income, this size hits the mark.
Don’t fall for the myth that bigger is better. In today’s market, smart design beats square meters every time.
What is the average size of a 2BHK apartment in New Zealand?
The average size of a 2BHK apartment in New Zealand is between 65 and 85 square meters. In Auckland, it’s around 72 sqm, while in cities like Hamilton and Christchurch, units are slightly larger at 75-78 sqm due to lower land costs and more space-efficient designs.
Is a 60 sqm 2BHK apartment too small?
Yes, a 60 sqm 2BHK is considered too small for modern standards. Since 2020, New Zealand building codes require a minimum of 65 sqm for any two-bedroom apartment in new builds. Units under 65 sqm are usually older, poorly designed, or converted spaces and may lack proper storage, lighting, or insulation.
Why are 2BHK apartments more popular than 1BHK or 3BHK?
2BHK apartments offer the best balance of space, cost, and flexibility. They’re cheaper than 3BHK homes but provide room for a home office, guest space, or future family growth. Compared to 1BHKs, they’re more livable for couples or people working from home. This makes them ideal for buyers, renters, and investors alike.
Are 2BHK apartments a good investment in 2025?
Yes, 2BHK apartments are among the best rental investments in New Zealand in 2025. They have higher occupancy rates, lower vacancy periods, and better rental yields-averaging 4.2% in Auckland. They’re also easier to sell because they appeal to a wide range of buyers, from young professionals to retirees.
What should I check before buying a 2BHK apartment?
Check the actual floor plan, not just the listing size. Measure the bedrooms and living area yourself. Look for good natural light, storage space, and a functional layout. Ask about body corporate fees, building age, insulation quality, and whether the unit meets current building standards. Avoid units with poor ventilation or noisy plumbing.
