25 France Road

In a neighbourhood where families settle and stay, this beautifully composed three bedroom, three bathroom residence occupies a favoured Bluff Hill position, combining a rich sense of character with generous living, modern comforts and stunning sea views.

There is something immediately captivating about a home that carries itself with quiet confidence. Refined, beautifully maintained and rich in classic detail, this single-level residence offers an elegant sense of home, enhanced by privacy, established surroundings and an impressive outlook.

Set securely behind an electric gate, the home has been designed around ease with generous proportions provide room to live, entertain and retreat, while the single-level layout brings an effortless practicality to everyday life. A sunroom-style entrance creates a memorable sense of arrival, where leadlight windows, the eye-pleasing stud height and character features introduce the craftsmanship and detail that continue throughout.

Living is expansive and beautifully connected - a substantial French-inspired kitchen and dining area form the heart of the home, and opens to an idyllic sheltered courtyard with umbrellas that provide a private setting for entertaining throughout the Hawke’s Bay seasons. The family living room is light-filled and provides a cohesive and welcoming space, allowing flexibility for a variety of family dynamics.

Accommodation comprises three generous bedrooms, two enjoying an ocean outlook, and one a serene garden view - all complemented by three en-suite bathrooms. The generous primary suite provides its own sense of sanctuary, with picture windows taking in the eye-pleasing sea views and vistas. The two remaining bedrooms are equally well considered, with the added luxury of en-suites, and one Jack-and-Jill bathroom arrangement for family and guests - all thoughtfully updated and refined while maintaining the integrity of the home.

Further practicality is provided by a dedicated laundry and utility room, while a smart electric gate, and gas heaters provide year-round comfort, security and assurance.

Outdoor living unfolds on both sides of the home, allowing you to follow the sun throughout the day. With the courtyard and a secluded deck too that is framed by lush, established planting, while surprising pathways and private garden settings add to the ambience that define this special home. Manicured grounds and a generous sweep of lawn create a secure haven for children and pets.

Double garaging and plentiful off-street parking - a rarity on Napier Hill complete this exceptionally well-rounded property.

For those drawn to homes with presence, warmth and a little romance, this is a classic residence whose appeal lies in the way it has been composed, the exceptional maintenance and upgrades, with a timeless comfortable making this wonderfully complete.

All of this is held within one of Bluff Hill’s most admired residential settings, where stunning sea views, preferred school zone options and the ease of strolling to the city, Marine Parade and Ahuriri reinforce the enduring appeal of a location that has long been sought after for every age and stage.
LIM report, council file, title and further property details are available on request.

DEADLINE SALE: Closes 1:00 p.m. Wednesday 4 November 2026 (unless sold prior)