Living in Albany: rents, schools, census and property titles
The 4,440 live property titles in Albany, Auckland are a mix, led by unit title at 49%, as recorded by LINZ on 30 September 2026. Cross-lease titles number 95 (2.1%), well below the national share of 8.7%.
- Cross-lease titles
- 95
- Share of live titles
- 2.1%
- Live titles in total
- 4,440
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 153 of 160
- Rank by share in New Zealand
- 613 of 644
Albany at a glance
Where Albany differs most from suburbs across New Zealand: cross-lease share of titles (lower than 95% of NZ suburbs); median age (lower than 90% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Albany is listed under Auckland.
- 4,440 live titles are recorded here, including 95 cross-lease titles (2.1%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
- The page includes MBIE new-tenancy rent figures for April–June 2026.
Contextual observations
- Cross-lease titles make up 2.1% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 49.3% of recorded titles, so title structure can vary within the suburb.
- Public-transport figures describe how recorded titles sit near mapped stops. They do not describe a service from a particular property.
- Coast distance is a suburb-level map measure, not a flood or hazard assessment.
Questions worth investigating
- For any cross-lease property you consider, do the current title, flats plan and lease match what is built today?
- What do the LIM, council property file and a suitable inspection add for the specific address?
No data held for this suburb
- The core title, Census, rent, transport and coast measures used by this page are available.
Title mix in Albany
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,068 | 46.6% |
| Cross lease | 95 | 2.1% |
| Unit title | 2,191 | 49.3% |
| Leasehold | 14 | 0.3% |
| Other record types | 72 | 1.6% |
| Total | 4,440 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Albany compares
Nationally, 8.7% of live titles are cross-lease; Albany is well below the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Albany is well below the overall Auckland share (14.4%).
Its cross-lease share is in the lowest quarter of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Albany are set up
Two-flat schemes are less common here (7% of schemes, against 76% nationally).
More schemes have four or more flats on one section (93%, against 11% nationally), up to 12.
Carports appear in fewer leases (7% of schemes, against 13% nationally).
| Scheme structure | Albany | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 15 | 39,589 | 87,651 |
| Two-flat schemes | 6.7% | 73.7% | 76.2% |
| Three-flat schemes | 0.0% | 14.0% | 12.2% |
| Four or more flats | 93.3% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 2,252 m² | 961 m² | 908 m² |
| Typical land per flat | 388 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 0.0% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 6.7% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 26.7% | 42.1% | 35.6% |
| Median year of earliest current title | 2000 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 1 | 26,275 | 54,978 |
Unit titles and leasehold in Albany
Unit titles are 49% of Albany's titles, well above Auckland (15%) and well above New Zealand (8%). They belong to 66 developments, each run by a body corporate; 12 have 50 or more units.
The unit-title share is in the highest quarter of 160 in Auckland.
14 titles (0.3%) are leasehold, 6 of them units in a unit-title development.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 0 |
| Under 10 years left | 0 |
| 10 to 50 years left | 1 |
| More than 50 years left | 1 |
| Term mentions renewal (including perpetually renewable) | 6 |
| Term not stated or not readable | 6 |
New titles in Albany since 2020
691 of Albany's current titles (16%) were first issued since 2020, close to Auckland's suburbs with new-title figures taken together (16%) and above New Zealand (12%).
Most are unit titles: 454 in 11 developments (apartments, terraces or townhouses under a body corporate).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 225 | 189 |
| Unit title | 454 | 131 |
| Cross-lease | 0 | 0 |
| Leasehold | 2 | 1 |
| Other | 10 | 6 |
New titles include cross-leases converted to freehold and titles re-issued; they are not a count of new homes. Sources and limits
The lie of the land in Albany
The typical building in Albany stands on ground sloping 2.3° (read on an 8 m grid, so short steep banks may be understated).
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Albany
2% of Albany's titles are within 200 m of the sea or harbour edge, 8% within 500 m and 22% within 1 km. The typical title is 1.6 km away.
Measured in a straight line from the centre of each title's land to the coastline on LINZ's 1:50k topographic map, which follows harbours and estuaries as well as the open coast; lakes and rivers are not included. Distance says nothing about beach access, views or exposure to coastal hazards; council hazard maps and the LIM describe those.
Who lives around Albany: 2023 Census
Albany's titles fall in 6 census areas (Stats NZ statistical areas). The 4 shown below hold 95% of its titles; their figures are shown side by side and are not added together.
Fewer homes are stand-alone houses in Albany Central than across Auckland: 1.3% against 71.5%.
More workers commute by bus, train or ferry in Albany Central than across Auckland: 16.8% against 7.8%.
Fewer residents are children under 15 in Albany Central than across Auckland: 9.4% against 19.2%.
| Measure | Albany Central 35% of titles | Albany South 30% of titles | Albany West 16% of titles | Albany Heights 14% of titles | Auckland whole council |
|---|---|---|---|---|---|
| Usual residents | 1,593 | 3,375 | 2,799 | 4,194 | 1,656,486 |
| Change since 2018 | +203.4% | −0.9% | −0.4% | +29.4% | +5.4% |
| Change since 2013 | +477.2% | +3.3% | +15.2% | +76.7% | +17.0% |
| Median age | 32 | 39.7 | 41.6 | 34.4 | 35.9 |
| Households | 705 | 1,167 | 933 | 1,368 | 539,490 |
| Own or part-own their home (including family trusts) | 34.9% | 62.5% | 69.5% | 62.9% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 65.1% | 37.8% | 30.5% | 37.1% | 40.5% |
| Median household income | $78,200 | $106,000 | $93,600 | $128,400 | $116,800 |
| Median weekly rent, renting households | $550 | $700 | $670 | $680 | $540 |
| Dwellings unoccupied on census night | 12.6% | 6.6% | 6.8% | 6.2% | 8.8% |
| Ages | |||||
| Under 15 | 9.4% | 16.0% | 15.6% | 19.2% | 19.2% |
| 15 to 29 | 36.0% | 18.7% | 18.1% | 22.0% | 20.9% |
| 30 to 64 | 46.1% | 48.6% | 42.1% | 50.9% | 46.5% |
| 65 and over | 8.7% | 16.8% | 24.1% | 7.9% | 13.3% |
| Where people came from | |||||
| Born overseas | 69.1% | 61.4% | 58.3% | 63.3% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 32.9% | 20.1% | 22.9% | 22.6% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 74.5% | 43.8% | 43.4% | 55.9% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 14.2% | 7.7% | 7.8% | 8.8% | 5.6% |
| Moved here in the last year (of all residents) | 49.5% | 22.5% | 24.0% | 28.5% | 21.1% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 44.2% | 36.5% | 33.8% | 44.1% | 32.9% |
| Employed full-time | 50.3% | 50.2% | 42.6% | 58.4% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.3% | 2.6% | 2.7% | 2.9% | 3.3% |
| Managers and professionals (of those employed) | 51.7% | 48.6% | 47.7% | 54.5% | 47.5% |
| Median personal income | $37,500 | $41,100 | $34,600 | $51,600 | $44,700 |
| Getting to work (of those employed) | |||||
| Work from home | 19.9% | 19.6% | 19.0% | 22.7% | 18.2% |
| Car, truck or van | 57.2% | 68.8% | 68.4% | 66.8% | 68.6% |
| Bus, train or ferry | 16.8% | 6.9% | 8.1% | 7.9% | 7.8% |
| Walk or cycle | 6.2% | 3.9% | 3.8% | 1.9% | 4.2% |
| Households and families | |||||
| One-person households | 33.2% | 17.9% | 20.7% | 13.3% | 18.5% |
| Average people per household | 2 | 2.8 | 2.9 | 3.1 | 3 |
| Households with no motor vehicle | 12.6% | 4.8% | 3.7% | 2.5% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 12.1% | 4.4% | 4.3% | 4.3% | 8.8% |
| Couples with children (of families) | 27.2% | 47.5% | 49.8% | 51.4% | 47.2% |
| Couples without children | 57.4% | 37.9% | 39.3% | 35.4% | 35.5% |
| One-parent families | 16.2% | 14.6% | 10.5% | 13.4% | 17.3% |
| Homes | |||||
| Separate (stand-alone) houses | 1.3% | 70.9% | 59.3% | 56.7% | 71.5% |
| Average bedrooms | 1.7 | 3.1 | 3.4 | 3.5 | 3.1 |
| Heated with a heat pump | 61.8% | 64.2% | 72.5% | 65.1% | 66.3% |
| Damp, always or sometimes | 7.4% | 14.9% | 12.3% | 12.5% | 20.1% |
| Mould over A4 size, always or sometimes | 6.4% | 12.8% | 10.9% | 9.6% | 17.4% |
Rents around Albany
New tenancies in Albany Central in the April–June 2026 quarter had a median rent of $645 a week (up 1.6% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Albany Central 35% of titles | Albany South 30% of titles | Albany West 16% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $645 | $640 | $895 | $600 |
| Middle half of rents | $578–$683 | $525–$850 | $830–$1,113 | $490–$700 |
| Change in median on a year earlier | +1.6% | −16.3% | +14.0% | +0.2% |
| Bonds lodged in the quarter | 42 | 33 | 18 | 40,827 |
Schools and hospitals near Albany
LINZ maps 5 school sites inside Albany, among them Albany Junior High School (Secondary (Year 7-10)) and Albany School (Contributing).
- Albany Junior High School (Secondary (Year 7-10))
- Albany School (Contributing)
- Albany Senior High School (Secondary (Year 11-15))
- Kristin School (Composite)
- Pinehurst School (Composite)
- Nearest school: Pinehurst School (0.6 km)
- Nearest secondary school: Pinehurst School (0.6 km)
- Nearest public general hospital: North Shore Hospital (7.1 km)
School enrolment zones in Albany: a guide
Two secondary schools have a home zone covering most of Albany's titles: Albany Junior High School and Albany Senior High School.
- Albany School (primary, Years 1–6): all or nearly all titles
- Pinehill School (Browns Bay) (primary, Years 1–6): about 30% of titles
- Murrays Bay Intermediate (intermediate, Years 7–8): about 20% of titles
- Albany Junior High School (secondary): all or nearly all titles
- Albany Senior High School (secondary): all or nearly all titles
A guide only: check the school's own zone map for any address. Zones as at 14 July 2026. Sources and limits
Public transport in Albany
84% of Albany's titles are within 400 m of a stop with a scheduled weekday service, close to Auckland as a whole (82%).
32% are that close to a frequent stop (60 or more departures that day), well below the council (54%); in the lowest quarter of 160 in Auckland.
The typical title is 203 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Albany
OpenStreetMap maps 6 places of worship inside Albany (5 Christian, 1 Muslim).
Nearest mapped place of each tradition within 10 km:
- Christian: Albany Presbyterian Church, under 1 km away
- Hindu: Shree Sanatan Dharam Hanuman Mandir, 5.8 km away
- Buddhist: Wat Phra Dhammakaya Auckland, 6.3 km away
- Muslim: Muslim Prayer Room, under 1 km away
- Sikh: Gurdwara Sahib North Shore, 6.2 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Auckland with many cross-leases
- Papatoetoe: 3,998 cross-lease titles (25.8%)
- Remuera: 3,046 cross-lease titles (26.7%)
- Mount Roskill: 2,891 cross-lease titles (28.3%)
- Mount Wellington: 2,700 cross-lease titles (24.1%)
- Glenfield: 2,347 cross-lease titles (36.6%)
- Epsom: 2,335 cross-lease titles (29.8%)
- New Lynn: 2,016 cross-lease titles (24.4%)
- Mount Eden: 2,005 cross-lease titles (20.7%)
Suburbs like Albany
The closest match on the measures on this site is Mount Wellington in Auckland, nearest on schools, distance to the coast, elevation. Closeness is arithmetic, not a rating. Sources and limits
| Suburb | Council | Cross-lease share of titles | Median weekly rent, new tenancies | Median age | Closest on |
|---|---|---|---|---|---|
| Mount Wellington | Auckland | 24.1% | No data | No data | schools, distance to the coast, elevation |
| Papakura | Auckland | 16.8% | No data | No data | distance to the coast, elevation, near a stop |
| Pukekohe | Auckland | 7.5% | No data | No data | near a frequent stop, slope, near a stop |
| Flat Bush | Auckland | 0.8% | No data | No data | distance to a hospital, distance to the coast, slope |
| Manukau City Centre | Auckland | 8.2% | $490 | 34.6 | elevation, distance to the coast, older residents |
Questions
What is the rent in Albany?
New tenancies in Albany Central (the rent area for part of Albany) had a median rent of $645 a week in the April–June 2026 quarter (MBIE bond data, all dwelling types). These are rents agreed for new tenancies, not asking rents. The middle half of those rents ran from $578 to $683.
What schools are in Albany?
LINZ maps 5 school sites inside Albany, including Albany Junior High School, Albany School and Albany Senior High School. The nearest secondary school to its centre is Pinehurst School (0.6 km in a straight line). Secondary-school home zones covering most of its titles are Albany Junior High School and Albany Senior High School; check the school's own zone map for any address.