Portfolio Manager

Kāinga Ora – Homes and Communities; Auckland; On-site; NZD 90,000 - 120,000; Full time

Job summary

Kāinga Ora – Homes and Communities in Newmarket leads long-term investment planning to shape housing portfolio decisions. You will evaluate redevelopment, renewal, upgrades and investment pathways to meet current and future demand while partnering with specialists across the organisation.

Reporting to the Team Leader Investment Planning, you will drive portfolio reviews, options analyses and robust business cases to support investment decisions aligning with our strategic goals and delivering

Qualifications

• Experience in property, asset, facilities, portfolio or valuation management.
• Understanding of property development and investment planning processes.
• Ability to analyze financial, property and technical information for robust recommendations.
• Knowledge of Residential Tenancies Act, RMA, Unit Titles Act, and Fencing Act.
• Strong stakeholder engagement and communication skills; capable of writing business cases.

Responsibilities

• Lead portfolio reviews and options analysis for housing investments.
• Develop robust business cases to support investment decisions.
• Collaborate with regional stakeholders to align with long-term objectives.
• Translate portfolio performance into actionable investment pathways (redevelopment, renewal, maintenance, divestment).

Skills

Property asset management

Portfolio management

Financial analysis

Stakeholder engagement

Communication and business case

Property legislation knowledge

Collaboration and problem solving

Education

Property/valuation qualification or equivalent

Job description

Join our Newmarket Investment Planning team and help shape the future of Kāinga Ora's housing portfolio Influence key decisions around redevelopment, renewal, upgrades and long-term investment planning Full-time fixed-term opportunity until 31 January 2027

Our Role

Reporting to the Team Leader Investment Planning, you'll play a pivotal role in the long-term planning and optimisation of Kāinga Ora's housing portfolio. Working closely with Investment Strategists, Asset Managers and regional stakeholders, you'll help ensure our homes are configured to meet current and future housing demand. You'll use your property and asset management expertise to assess portfolio performance and determine the most appropriate investment pathway for homes, whether that be redevelopment, renewal, retrofit, maintenance or divestment. This is an opportunity to combine strategic thinking with practical property expertise, contributing to Regional Investment Plans and helping deliver warm, safe and fit-for-purpose homes for our customers and communities. You'll also lead portfolio reviews, undertake options analysis, develop business cases and support investment decisions that align with Kāinga Ora's long-term objectives.

What you will bring

• Experience in property, asset, facilities, portfolio or valuation management
• A sound understanding of the property development and investment planning process
• The ability to analyse financial, property and technical information and translate it into robust recommendations
• Knowledge of relevant property legislation, including the Residential Tenancies Act, Resource Management Act, Unit Titles Act and Fencing Act
• Strong stakeholder engagement and relationship management skills
• Excellent communication, influencing and business case writing capabilities
• A relevant property, valuation or related qualification, or equivalent practical experience
• Most importantly, you will be a collaborative and proactive team member who enjoys solving complex problems and making a meaningful contribution to the future of our housing portfolio.

Mō mātou - Our Organisation

At Kāinga Ora, ours is the important responsibility of transforming New Zealand's housing choices, outcomes and the entire housing sector by creating homes and communities that allow New Zealanders to thrive. What is exciting about working for Kāinga Ora is getting the chance to make a real and positive impact on New Zealanders' lives. With skills, planning and purposeful action, our people are creating the homes and neighbourhoods that will build the future of Aotearoa. We are passionate about transforming New Zealand for the better. That includes being a trusted partner for Māori and iwi, protecting and enabling their rights, interests and aspirations under the guidance of Te Tiriti o Waitangi.

Ō Tātou Uara - Our Values

• Manaakitanga - People at the Heart
• Mahi Tahi - Better Together
• Whanake - Be Bold
• Tūhono mai - Join us

Applications

Applications close 13th November 2026 at 11:55pm - please note, this role is an immediate start and we will be reviewing applications as we receive them. This may impact the close date of the advert should we find the right candidate. As part of our commitment to supporting employees through organisational change, affected Kāinga Ora employees will be considered for vacancies in the first instance. We value diversity and are committed to working with each other and our customers in an inclusive and respectful way. We welcome applicants from all walks of life and appreciate the richness of experience that your point of difference brings to the organisation.