Living in Bayswater, Auckland: rents, schools, census and property titles
The 1,083 live property titles in Bayswater, Auckland are mostly freehold (67%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 332 (30.7%), well above the national share of 8.7%.
Bayswater, Auckland cross-lease titles
- Cross-lease titles
- 332
- Share of live titles
- 30.7%
- Live titles in total
- 1,083
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 22 of 160
- Rank by share in New Zealand
- 24 of 644
Bayswater at a glance
Where Bayswater differs most from suburbs across New Zealand: cross-lease share of titles (higher than 96% of NZ suburbs); typical distance to the coast (lower than 95% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Bayswater is listed under Auckland.
- 1,083 live titles are recorded here, including 332 cross-lease titles (30.7%).
- 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 30.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 1.5% 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 Bayswater
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 726 | 67.0% |
| Cross lease | 332 | 30.7% |
| Unit title | 16 | 1.5% |
| Leasehold | 2 | 0.2% |
| Other record types | 7 | 0.6% |
| Total | 1,083 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Bayswater compares
Nationally, 8.7% of live titles are cross-lease; Bayswater is about 3.5 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Bayswater is about 2.1 times the overall Auckland share (14.4%).
Its cross-lease share is in the highest quarter of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Bayswater are set up
Separate exclusive-use areas are more common (10% of schemes, against 5% nationally).
Fewer schemes have four or more flats on one section (7%, against 11% nationally), up to 11.
Carports appear in more leases (19% of schemes, against 13% nationally).
| Scheme structure | Bayswater | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 150 | 39,589 | 87,651 |
| Two-flat schemes | 78.0% | 73.7% | 76.2% |
| Three-flat schemes | 13.3% | 14.0% | 12.2% |
| Four or more flats | 6.7% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,012 m² | 961 m² | 908 m² |
| Typical land per flat | 460 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 30.0% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 18.7% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 10.0% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 48.0% | 42.1% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 110 | 26,275 | 54,978 |
Unit titles and leasehold in Bayswater
Unit titles are 1% of Bayswater's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 7 developments, each run by a body corporate; half have 2 units or fewer.
The unit-title share is in the lowest quarter of 160 in Auckland.
New titles in Bayswater since 2020
99 of Bayswater's current titles (9%) were first issued since 2020, well below Auckland's suburbs with new-title figures taken together (16%) and below New Zealand (12%).
Most came recently: 83 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 91 | 78 |
| Unit title | 0 | 0 |
| Cross-lease | 8 | 5 |
| Leasehold | 0 | 0 |
| Other | 0 | 0 |
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 Bayswater
The typical building in Bayswater stands on ground sloping 2.9° (read on an 8 m grid, so short steep banks may be understated).
Unusually much of the sloping land faces north: 35%, where about a quarter would if slopes faced every way equally.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Bayswater
69% of Bayswater's titles are within 200 m of the sea or harbour edge, 100% within 500 m and 100% within 1 km. The typical title is 150 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 Bayswater: 2023 Census
About 98% of Bayswater's titles are in the census area Bayswater (a Stats NZ statistical area), so these figures describe that area, not Bayswater exactly.
More workers commute by bus, train or ferry in Bayswater than across Auckland: 14.8% against 7.8%.
Fewer residents were born overseas in Bayswater than across Auckland: 32.4% against 42.9%.
More people live alone in Bayswater than across Auckland: 23.1% against 18.5%.
| Measure | Bayswater | Auckland whole council |
|---|---|---|
| Usual residents | 2,742 | 1,656,486 |
| Change since 2018 | −4.3% | +5.4% |
| Change since 2013 | −2.9% | +17.0% |
| Median age | 39.7 | 35.9 |
| Households | 1,044 | 539,490 |
| Own or part-own their home (including family trusts) | 61.2% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 38.8% | 40.5% |
| Median household income | $130,200 | $116,800 |
| Median weekly rent, renting households | $300 | $540 |
| Dwellings unoccupied on census night | 6.3% | 8.8% |
| Ages | ||
| Under 15 | 19.0% | 19.2% |
| 15 to 29 | 21.9% | 20.9% |
| 30 to 64 | 43.8% | 46.5% |
| 65 and over | 15.4% | 13.3% |
| Where people came from | ||
| Born overseas | 32.4% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 17.7% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 39.1% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 5.2% | 5.6% |
| Moved here in the last year (of all residents) | 16.0% | 21.1% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 39.2% | 32.9% |
| Employed full-time | 52.8% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.3% | 3.3% |
| Managers and professionals (of those employed) | 58.1% | 47.5% |
| Median personal income | $53,500 | $44,700 |
| Getting to work (of those employed) | ||
| Work from home | 22.4% | 18.2% |
| Car, truck or van | 57.1% | 68.6% |
| Bus, train or ferry | 14.8% | 7.8% |
| Walk or cycle | 4.4% | 4.2% |
| Households and families | ||
| One-person households | 23.1% | 18.5% |
| Average people per household | 2.7 | 3 |
| Households with no motor vehicle | 7.7% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 3.6% | 8.8% |
| Couples with children (of families) | 50.6% | 47.2% |
| Couples without children | 32.7% | 35.5% |
| One-parent families | 16.7% | 17.3% |
| Homes | ||
| Separate (stand-alone) houses | 76.1% | 71.5% |
| Average bedrooms | 3.1 | 3.1 |
| Heated with a heat pump | 59.6% | 66.3% |
| Damp, always or sometimes | 26.7% | 20.1% |
| Mould over A4 size, always or sometimes | 22.0% | 17.4% |
Rents around Bayswater
New tenancies in Bayswater in the April–June 2026 quarter had a median rent of $690 a week (down 11.0% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Bayswater | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $690 | $600 |
| Middle half of rents | $585–$963 | $490–$700 |
| Change in median on a year earlier | −11.0% | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
Schools and hospitals near Bayswater
One school site lies inside Bayswater: Bayswater School (Contributing).
- Bayswater School (Contributing)
- Nearest school: Bayswater School (1.1 km)
- Nearest secondary school: Takapuna Grammar School (1.8 km)
- Nearest public general hospital: North Shore Hospital (4.1 km)
School enrolment zones in Bayswater: a guide
One secondary school has a home zone covering most of Bayswater's titles: Takapuna Grammar School.
- Bayswater School (primary, Years 1–6): all or nearly all titles
- Belmont School (Auckland) (primary, Years 1–6): about 10% of titles
- Belmont Intermediate (intermediate, Years 7–8): all or nearly all titles
- Takapuna Grammar 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 Bayswater
100% of Bayswater's titles are within 400 m of a stop with a scheduled weekday service, above Auckland as a whole (82%).
8% 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.
8% are within 800 m of a train station or ferry wharf.
The typical title is 124 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Bayswater
No place of worship is mapped in OpenStreetMap inside Bayswater's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Saint Margaret's Presbyterian Church, 1.3 km away
- Hindu: Sri Radha Krishna Mandir, 6.2 km away
- Buddhist: Wat Phra Dhammakaya Auckland, 5.9 km away
- Muslim: Birkenhead Islamic Centre, 3.3 km away
- Sikh: Gurdwara Sahib North Shore, 5.0 km away
- Jewish: Auckland Hebrew Congregation, 4.9 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 Bayswater
The closest match on the measures on this site is Hillcrest, Auckland in Auckland, nearest on near a stop, new titles, stand-alone houses. 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 |
|---|---|---|---|---|---|
| Hillcrest, Auckland | Auckland | 28.8% | $700 | 36.3 | near a stop, new titles, stand-alone houses |
| Belmont, Auckland | Auckland | 37.2% | No data | 38 | distance to the coast, distance to a hospital, elevation |
| Narrow Neck | Auckland | 25.5% | $720 | 44.6 | schools, distance to the coast, elevation |
| Northcote Point | Auckland | 34.9% | $850 | 39.9 | elevation, distance to the coast, near a stop |
| One Tree Hill | Auckland | 48.5% | $740 | 36.8 | schools, commuting on foot or by bike, population change |
Questions
What is the rent in Bayswater, Auckland?
New tenancies in the Bayswater rent area had a median rent of $690 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 $963.
What schools are in Bayswater, Auckland?
LINZ maps 1 school site inside Bayswater: Bayswater School. The nearest secondary school to its centre is Takapuna Grammar School (1.8 km in a straight line). The secondary-school home zone covering most of its titles is Takapuna Grammar School; check the school's own zone map for any address.