Living in Avondale, Auckland: rents, schools, census and property titles
The 8,430 live property titles in Avondale, Auckland are mostly freehold (63%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 1,454 (17.2%), well above the national share of 8.7%.
Avondale, Auckland cross-lease titles
- Cross-lease titles
- 1,454
- Share of live titles
- 17.2%
- Live titles in total
- 8,430
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- joint 78 of 160
- Rank by share in New Zealand
- joint 170 of 644
Avondale at a glance
Where Avondale differs most from suburbs across New Zealand: titles first issued since 2020 (higher 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
- Avondale is listed under Auckland.
- 8,430 live titles are recorded here, including 1,454 cross-lease titles (17.2%).
- 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 17.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 18.2% 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 Avondale
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 5,291 | 62.8% |
| Cross lease | 1,454 | 17.2% |
| Unit title | 1,531 | 18.2% |
| Leasehold | 7 | 0.1% |
| Other record types | 147 | 1.7% |
| Total | 8,430 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Avondale compares
Nationally, 8.7% of live titles are cross-lease; Avondale is about 2.0 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Avondale is slightly higher than the overall Auckland share (14.4%).
How cross-leases in Avondale are set up
Carports appear in more leases (26% of schemes, against 13% nationally).
More schemes have four or more flats on one section (20%, against 11% nationally), up to 17.
Three-flat schemes are more common here (19%, against 12% nationally).
| Scheme structure | Avondale | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 530 | 39,589 | 87,651 |
| Two-flat schemes | 60.4% | 73.7% | 76.2% |
| Three-flat schemes | 19.2% | 14.0% | 12.2% |
| Four or more flats | 20.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,012 m² | 961 m² | 908 m² |
| Typical land per flat | 427 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 27.2% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 26.0% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 5.5% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 49.4% | 42.1% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 283 | 26,275 | 54,978 |
Unit titles and leasehold in Avondale
Unit titles are 18% of Avondale's titles, above Auckland (15%) and well above New Zealand (8%). They belong to 119 developments, each run by a body corporate; 7 have 50 or more units.
The unit-title share is in the highest quarter of 160 in Auckland.
New titles in Avondale since 2020
1,581 of Avondale's current titles (19%) were first issued since 2020, slightly above Auckland's suburbs with new-title figures taken together (16%) and well above New Zealand (12%).
That rate is in the highest quarter of 157 in Auckland.
31% are unit titles, in 22 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 1,047 | 667 |
| Unit title | 491 | 315 |
| Cross-lease | 22 | 11 |
| Leasehold | 1 | 1 |
| Other | 20 | 11 |
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 Avondale
The typical building in Avondale stands on ground sloping 2.1° (read on an 8 m grid, so short steep banks may be understated), in the flattest quarter of 160 in Auckland.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Avondale
17% of Avondale's titles are within 200 m of the sea or harbour edge, 39% within 500 m and 78% within 1 km. The typical title is 610 m 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 Avondale: 2023 Census
Avondale's titles fall in 9 census areas (Stats NZ statistical areas). The 4 shown below hold 64% of its titles; their figures are shown side by side and are not added together.
More workers commute by bus, train or ferry in Avondale South (Auckland) than across Auckland: 12.8% against 7.8%.
More households have no car in Avondale South (Auckland) than across Auckland: 9.2% against 6.8%.
Fewer households own their home in Avondale South (Auckland) than across Auckland: 45.4% against 59.5%.
| Measure | Avondale South (Auckland) 19% of titles | Avondale Rosebank (Auckland) 16% of titles | Avondale Central (Auckland) 16% of titles | Avondale West (Auckland) 14% of titles | Auckland whole council |
|---|---|---|---|---|---|
| Usual residents | 4,494 | 4,071 | 2,817 | 3,954 | 1,656,486 |
| Change since 2018 | +6.3% | +4.9% | −7.0% | −1.6% | +5.4% |
| Change since 2013 | +13.8% | +17.0% | +9.1% | +3.6% | +17.0% |
| Median age | 33.5 | 35.2 | 35.5 | 35.4 | 35.9 |
| Households | 1,407 | 1,194 | 1,014 | 1,146 | 539,490 |
| Own or part-own their home (including family trusts) | 45.4% | 55.3% | 48.8% | 41.4% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 54.4% | 45.0% | 51.5% | 58.4% | 40.5% |
| Median household income | $107,700 | $110,900 | $92,700 | $103,800 | $116,800 |
| Median weekly rent, renting households | $540 | $514 | $500 | $445 | $540 |
| Dwellings unoccupied on census night | 5.7% | 4.7% | 13.8% | 7.5% | 8.8% |
| Ages | |||||
| Under 15 | 19.4% | 20.3% | 16.6% | 19.0% | 19.2% |
| 15 to 29 | 23.0% | 21.4% | 21.8% | 20.9% | 20.9% |
| 30 to 64 | 47.2% | 46.4% | 46.2% | 48.9% | 46.5% |
| 65 and over | 10.3% | 11.9% | 15.2% | 11.1% | 13.3% |
| Where people came from | |||||
| Born overseas | 52.1% | 42.0% | 49.2% | 50.9% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 22.6% | 18.9% | 24.1% | 23.0% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 42.1% | 39.4% | 48.5% | 40.6% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 7.1% | 5.4% | 7.3% | 6.3% | 5.6% |
| Moved here in the last year (of all residents) | 23.5% | 18.0% | 26.4% | 19.6% | 21.1% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 34.7% | 28.2% | 36.8% | 27.3% | 32.9% |
| Employed full-time | 52.3% | 51.7% | 52.0% | 53.4% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 4.3% | 4.4% | 3.3% | 4.0% | 3.3% |
| Managers and professionals (of those employed) | 46.5% | 43.5% | 49.3% | 39.1% | 47.5% |
| Median personal income | $40,700 | $40,000 | $39,100 | $38,900 | $44,700 |
| Getting to work (of those employed) | |||||
| Work from home | 16.2% | 16.9% | 18.0% | 12.7% | 18.2% |
| Car, truck or van | 67.4% | 70.9% | 58.7% | 73.4% | 68.6% |
| Bus, train or ferry | 12.8% | 8.4% | 14.9% | 8.7% | 7.8% |
| Walk or cycle | 3.0% | 2.7% | 6.5% | 3.0% | 4.2% |
| Households and families | |||||
| One-person households | 18.9% | 14.5% | 26.1% | 16.9% | 18.5% |
| Average people per household | 3.2 | 3.2 | 2.7 | 3.3 | 3 |
| Households with no motor vehicle | 9.2% | 4.5% | 11.8% | 8.6% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 12.7% | 13.6% | 11.2% | 16.7% | 8.8% |
| Couples with children (of families) | 48.8% | 46.8% | 39.0% | 44.3% | 47.2% |
| Couples without children | 32.2% | 27.5% | 39.9% | 28.3% | 35.5% |
| One-parent families | 18.7% | 25.7% | 21.1% | 27.4% | 17.3% |
| Homes | |||||
| Separate (stand-alone) houses | 70.2% | 83.2% | 50.7% | 74.9% | 71.5% |
| Average bedrooms | 3 | 3.2 | 2.6 | 3 | 3.1 |
| Heated with a heat pump | 69.0% | 66.8% | 65.5% | 67.8% | 66.3% |
| Damp, always or sometimes | 23.1% | 24.7% | 23.9% | 26.4% | 20.1% |
| Mould over A4 size, always or sometimes | 20.5% | 22.1% | 20.7% | 25.2% | 17.4% |
Rents around Avondale
New tenancies in Avondale South (Auckland) in the April–June 2026 quarter had a median rent of $660 a week (up 1.5% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Avondale South (Auckland) 19% of titles | Avondale Rosebank 16% of titles | Avondale Central (Auckland) 16% of titles | Avondale West (Auckland) 14% of titles | New Zealand |
|---|---|---|---|---|---|
| Median weekly rent, new tenancies | $660 | $600 | $588 | $663 | $600 |
| Middle half of rents | $585–$728 | $530–$725 | $505–$660 | $620–$793 | $490–$700 |
| Change in median on a year earlier | +1.5% | −13.4% | −5.9% | −4.6% | +0.2% |
| Bonds lodged in the quarter | 24 | 21 | 84 | 18 | 40,827 |
Schools and hospitals near Avondale
LINZ maps 7 school sites inside Avondale, among them Avondale College (Secondary (Year 9-15)) and Avondale Intermediate (Intermediate).
- Avondale College (Secondary (Year 9-15))
- Avondale Intermediate (Intermediate)
- Avondale Primary School (Auckland) (Contributing)
- Glenavon School (Full Primary)
- Jireh Christian School (Full Primary)
- St Mary's Catholic School (Avondale) (Full Primary)
- Te Kura o Pātiki Rosebank School (Contributing)
- Nearest school: Te Kura o Pātiki Rosebank School (0.6 km)
- Nearest secondary school: Avondale College (0.8 km)
- Nearest public general hospital: Waitakere Hospital (4.9 km)
School enrolment zones in Avondale: a guide
One secondary school has a home zone covering most of Avondale's titles: Avondale College.
- Avondale Primary School (Auckland) (primary, Years 1–6): about 50% of titles
- Rosebank School (primary, Years 1–6): about 45% of titles
- Glenavon School (primary, Years 1–8): about 15% of titles
- Avondale Intermediate (intermediate, Years 7–8): about 90% of titles
- Avondale College (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 Avondale
96% of Avondale's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
63% are that close to a frequent stop (60 or more departures that day), slightly above the council (54%).
32% are within 800 m of a train station or ferry wharf.
The typical title is 139 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Avondale
OpenStreetMap maps 20 places of worship inside Avondale (15 Christian, 2 Hindu, 1 Buddhist, 1 Muslim, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Avondale Christian Centre, under 1 km away
- Hindu: Shri Swami Narayan Mandir, 2.5 km away
- Buddhist: Dorje Chang Institute for Wisdom Culture, 2.1 km away
- Muslim: Ulul Albab Islamic Institute NZ, 1.9 km away
- Jewish: Auckland Hebrew Congregation, 7.6 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 Avondale
The closest match on the measures on this site is Mount Wellington in Auckland, nearest on distance to the coast, near a stop, 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 | distance to the coast, near a stop, elevation |
| Panmure | Auckland | 19.7% | $550 | 36.8 | distance to the coast, elevation, commuting on foot or by bike |
| Te Atatū South | Auckland | 17.7% | No data | 35.8 | commuting on foot or by bike, distance to the coast, population change |
| Pakuranga | Auckland | 21.1% | $675 | 34.6 | distance to the coast, older residents, land per flat |
| Blockhouse Bay | Auckland | 17.4% | No data | 38.2 | near a stop, cross-lease share, distance to the coast |
Questions
What is the rent in Avondale, Auckland?
New tenancies in Avondale South (Auckland) (the rent area for part of Avondale) had a median rent of $660 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 $585 to $728.
What schools are in Avondale, Auckland?
LINZ maps 7 school sites inside Avondale, including Avondale College, Avondale Intermediate and Avondale Primary School (Auckland). The nearest secondary school to its centre is Avondale College (0.8 km in a straight line). The secondary-school home zone covering most of its titles is Avondale College; check the school's own zone map for any address.