Living in Bayview: rents, schools, census and property titles
The 2,540 live property titles in Bayview, Auckland are mostly freehold (59%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 961 (37.8%), well above the national share of 8.7%.
- Cross-lease titles
- 961
- Share of live titles
- 37.8%
- Live titles in total
- 2,540
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 8 of 160
- Rank by share in New Zealand
- 8 of 644
Bayview at a glance
Where Bayview differs most from suburbs across New Zealand: cross-lease share of titles (higher than 98% of NZ suburbs); median slope under buildings (higher 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
- Bayview is listed under Auckland.
- 2,540 live titles are recorded here, including 961 cross-lease titles (37.8%).
- 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 37.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 2.6% 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 Bayview
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,495 | 58.9% |
| Cross lease | 961 | 37.8% |
| Unit title | 65 | 2.6% |
| Leasehold | 4 | 0.2% |
| Other record types | 15 | 0.6% |
| Total | 2,540 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Bayview compares
Nationally, 8.7% of live titles are cross-lease; Bayview is about 4.3 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Bayview is about 2.6 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 Bayview are set up
Fewer leases include a garage (9% of schemes, against 28% nationally).
Fewer schemes have four or more flats on one section (4%, against 11% nationally), up to 20.
Three-flat schemes are less common here (5%, against 12% nationally).
| Scheme structure | Bayview | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 447 | 39,589 | 87,651 |
| Two-flat schemes | 91.3% | 73.7% | 76.2% |
| Three-flat schemes | 4.9% | 14.0% | 12.2% |
| Four or more flats | 3.6% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 828 m² | 961 m² | 908 m² |
| Typical land per flat | 408 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 8.9% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 15.2% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 2.7% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 42.5% | 42.1% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 351 | 26,275 | 54,978 |
Unit titles and leasehold in Bayview
Unit titles are 3% of Bayview's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 14 developments, each run by a body corporate; half have 2 units or fewer.
New titles in Bayview since 2020
184 of Bayview's current titles (7%) were first issued since 2020, well below Auckland's suburbs with new-title figures taken together (16%) and well below New Zealand (12%).
Most came recently: 136 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 179 | 132 |
| Unit title | 0 | 0 |
| Cross-lease | 4 | 4 |
| Leasehold | 1 | 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 Bayview
The typical building in Bayview stands on ground sloping 8.8° (read on an 8 m grid, so short steep banks may be understated), in the steepest quarter of 160 in Auckland.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Bayview
16% of Bayview's titles are within 200 m of the sea or harbour edge, 41% within 500 m and 71% 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 Bayview: 2023 Census
Bayview's titles fall in 3 census areas (Stats NZ statistical areas). The 3 shown below hold 100% of its titles; their figures are shown side by side and are not added together.
Fewer workers walk or cycle to work in Bayview East (Auckland) than across Auckland: 1.6% against 4.2%.
Fewer households have no car in Bayview East (Auckland) than across Auckland: 3.0% against 6.8%.
Fewer residents are 65 or over in Bayview East (Auckland) than across Auckland: 7.7% against 13.3%.
| Measure | Bayview East (Auckland) 46% of titles | Bayview West (Auckland) 31% of titles | Bayview South (Auckland) 23% of titles | Auckland whole council |
|---|---|---|---|---|
| Usual residents | 3,732 | 2,364 | 2,931 | 1,656,486 |
| Change since 2018 | +3.2% | −0.5% | −4.3% | +5.4% |
| Change since 2013 | +15.6% | +3.7% | +1.1% | +17.0% |
| Median age | 34.1 | 34.9 | 35.3 | 35.9 |
| Households | 1,167 | 762 | 969 | 539,490 |
| Own or part-own their home (including family trusts) | 60.9% | 68.5% | 66.9% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 39.3% | 31.1% | 33.1% | 40.5% |
| Median household income | $125,500 | $126,500 | $130,600 | $116,800 |
| Median weekly rent, renting households | $590 | $550 | $594 | $540 |
| Dwellings unoccupied on census night | 4.6% | 3.0% | 4.1% | 8.8% |
| Ages | ||||
| Under 15 | 20.3% | 19.5% | 18.5% | 19.2% |
| 15 to 29 | 21.1% | 20.2% | 19.9% | 20.9% |
| 30 to 64 | 50.8% | 49.7% | 51.8% | 46.5% |
| 65 and over | 7.7% | 10.4% | 10.0% | 13.3% |
| Where people came from | ||||
| Born overseas | 52.4% | 45.0% | 51.3% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 17.7% | 12.6% | 19.9% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 45.5% | 37.5% | 41.1% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 4.2% | 4.2% | 6.7% | 5.6% |
| Moved here in the last year (of all residents) | 21.7% | 15.8% | 19.7% | 21.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 36.9% | 34.5% | 36.3% | 32.9% |
| Employed full-time | 60.9% | 59.7% | 61.1% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.3% | 2.7% | 2.1% | 3.3% |
| Managers and professionals (of those employed) | 45.3% | 44.9% | 47.2% | 47.5% |
| Median personal income | $50,600 | $50,800 | $52,100 | $44,700 |
| Getting to work (of those employed) | ||||
| Work from home | 16.7% | 16.3% | 17.4% | 18.2% |
| Car, truck or van | 70.2% | 72.8% | 72.8% | 68.6% |
| Bus, train or ferry | 10.4% | 8.7% | 7.5% | 7.8% |
| Walk or cycle | 1.6% | 1.1% | 1.4% | 4.2% |
| Households and families | ||||
| One-person households | 12.3% | 13.0% | 12.5% | 18.5% |
| Average people per household | 3.1 | 3 | 3 | 3 |
| Households with no motor vehicle | 3.0% | 2.1% | 2.3% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 8.4% | 6.5% | 8.0% | 8.8% |
| Couples with children (of families) | 51.5% | 48.6% | 48.9% | 47.2% |
| Couples without children | 33.3% | 34.3% | 36.4% | 35.5% |
| One-parent families | 14.9% | 17.6% | 15.1% | 17.3% |
| Homes | ||||
| Separate (stand-alone) houses | 84.9% | 81.6% | 83.6% | 71.5% |
| Average bedrooms | 3.2 | 3.2 | 3.2 | 3.1 |
| Heated with a heat pump | 69.0% | 69.3% | 74.4% | 66.3% |
| Damp, always or sometimes | 24.7% | 27.9% | 26.4% | 20.1% |
| Mould over A4 size, always or sometimes | 20.9% | 24.2% | 21.0% | 17.4% |
Rents around Bayview
New tenancies in Bayview East in the April–June 2026 quarter had a median rent of $663 a week (down 4.9% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Bayview East 46% of titles | Bayview West 31% of titles | Bayview South 23% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $663 | $743 | $650 | $600 |
| Middle half of rents | $580–$743 | $639–$828 | $620–$700 | $490–$700 |
| Change in median on a year earlier | −4.9% | +12.6% | −7.1% | +0.2% |
| Bonds lodged in the quarter | 24 | 12 | 21 | 40,827 |
Schools and hospitals near Bayview
One school site lies inside Bayview: Bayview School (Contributing).
- Bayview School (Contributing)
- Nearest school: Bayview School (0.3 km)
- Nearest secondary school: Glenfield College (0.9 km)
- Nearest public general hospital: North Shore Hospital (4.5 km)
School enrolment zones in Bayview: a guide
The largest primary-school zone share of Bayview's titles is in Bayview School's home zone (about 80%).
- Bayview School (primary, Years 1–6): about 80% of titles
- Manuka Primary School (primary, Years 1–6): about 35% of titles
- Glenfield Intermediate School (intermediate, Years 7–8): 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 Bayview
90% of Bayview's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
90% are that close to a frequent stop (60 or more departures that day), well above the council (54%); in the highest quarter of 160 in Auckland.
The typical title is 166 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Bayview
OpenStreetMap maps 1 place of worship inside Bayview (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Glenfield Baptist Church, 1.3 km away
- Hindu: Shree Sanatan Dharam Hanuman Mandir, 1.6 km away
- Buddhist: Wat Phra Dhammakaya Auckland, 5.2 km away
- Muslim: Dawate Islam NZ Trust - Birkdale House, 2.8 km away
- Sikh: Gurdwara Sahib North Shore, 2.9 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 Bayview
The closest match on the measures on this site is Tōtara Vale in Auckland, nearest on schools, median age, unit-title share. 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 |
|---|---|---|---|---|---|
| Tōtara Vale | Auckland | 38.9% | $600 | 34.2 | schools, median age, unit-title share |
| Hillcrest, Auckland | Auckland | 28.8% | $700 | 36.3 | commuting by public transport, commuting on foot or by bike, distance to the coast |
| Sunnynook | Auckland | 27.8% | $760 | 34.8 | elevation, schools, older residents |
| Lynfield | Auckland | 17.0% | $600 | 35.6 | schools, distance to the coast, elevation |
| Forrest Hill | Auckland | 33.7% | $763 | 37 | recent movers within NZ, home ownership, distance to the coast |
Questions
What is the rent in Bayview?
New tenancies in Bayview East (the rent area for part of Bayview) had a median rent of $663 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 $580 to $743.
What schools are in Bayview?
LINZ maps 1 school site inside Bayview: Bayview School. The nearest secondary school to its centre is Glenfield College (0.9 km in a straight line). Being near a school does not mean being in its zone.