Living in Belmont, Auckland: schools, census and property titles
The 1,572 live property titles in Belmont, Auckland are mostly freehold (57%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 585 (37.2%), well above the national share of 8.7%.
Belmont, Auckland cross-lease titles
- Cross-lease titles
- 585
- Share of live titles
- 37.2%
- Live titles in total
- 1,572
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 9 of 160
- Rank by share in New Zealand
- 9 of 644
Belmont at a glance
Where Belmont differs most from suburbs across New Zealand: cross-lease share of titles (higher than 98% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Belmont is listed under Auckland.
- 1,572 live titles are recorded here, including 585 cross-lease titles (37.2%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 37.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 2.9% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Belmont
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 902 | 57.4% |
| Cross lease | 585 | 37.2% |
| Unit title | 46 | 2.9% |
| Leasehold | 23 | 1.5% |
| Other record types | 16 | 1.0% |
| Total | 1,572 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Belmont compares
Nationally, 8.7% of live titles are cross-lease; Belmont is about 4.3 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Belmont 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 Belmont are set up
Separate exclusive-use areas are more common (11% of schemes, against 5% nationally).
Three-flat schemes are more common here (20%, against 12% nationally).
Carports appear in more leases (18% of schemes, against 13% nationally).
| Scheme structure | Belmont | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 246 | 39,589 | 87,651 |
| Two-flat schemes | 69.1% | 73.7% | 76.2% |
| Three-flat schemes | 20.3% | 14.0% | 12.2% |
| Four or more flats | 9.8% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 998 m² | 961 m² | 908 m² |
| Typical land per flat | 410 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 24.8% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 17.9% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 10.6% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 43.9% | 42.1% | 35.6% |
| Median year of earliest current title | 1989 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 145 | 26,275 | 54,978 |
Unit titles and leasehold in Belmont
Unit titles are 3% of Belmont's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 16 developments, each run by a body corporate; half have 2 units or fewer.
23 titles (1.5%) are leasehold.
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 | 16 |
| More than 50 years left | 7 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 0 |
New titles in Belmont since 2020
265 of Belmont's current titles (17%) were first issued since 2020, close to Auckland's suburbs with new-title figures taken together (16%) and above New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 229 | 148 |
| Unit title | 13 | 12 |
| Cross-lease | 21 | 10 |
| Leasehold | 0 | 0 |
| Other | 2 | 2 |
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 Belmont
The typical building in Belmont stands on ground sloping 3.8° (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 Belmont
30% of Belmont's titles are within 200 m of the sea or harbour edge, 93% within 500 m and 100% within 1 km. The typical title is 300 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 Belmont: 2023 Census
About 83% of Belmont's titles are in the census area Belmont (Auckland) (a Stats NZ statistical area), so these figures describe that area, not Belmont exactly.
More workers commute by bus, train or ferry in Belmont (Auckland) than across Auckland: 13.5% against 7.8%.
More adults hold a degree in Belmont (Auckland) than across Auckland: 41.2% against 32.9%.
| Measure | Belmont (Auckland) | Hauraki | Auckland whole council |
|---|---|---|---|
| Usual residents | 3,012 | 4,371 | 1,656,486 |
| Change since 2018 | −0.5% | +5.8% | +5.4% |
| Change since 2013 | +2.2% | +10.1% | +17.0% |
| Median age | 38 | 37.6 | 35.9 |
| Households | 1,098 | 1,500 | 539,490 |
| Own or part-own their home (including family trusts) | 63.1% | 64.8% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 37.2% | 35.4% | 40.5% |
| Median household income | $124,900 | $141,000 | $116,800 |
| Median weekly rent, renting households | $550 | $625 | $540 |
| Dwellings unoccupied on census night | 11.6% | 6.9% | 8.8% |
| Ages | |||
| Under 15 | 20.2% | 21.8% | 19.2% |
| 15 to 29 | 19.0% | 18.1% | 20.9% |
| 30 to 64 | 46.0% | 47.5% | 46.5% |
| 65 and over | 14.6% | 12.7% | 13.3% |
| Where people came from | |||
| Born overseas | 41.0% | 42.8% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 22.2% | 24.6% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 45.6% | 39.7% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 6.5% | 7.8% | 5.6% |
| Moved here in the last year (of all residents) | 22.4% | 21.1% | 21.1% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 41.2% | 46.7% | 32.9% |
| Employed full-time | 51.9% | 55.4% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.1% | 2.7% | 3.3% |
| Managers and professionals (of those employed) | 58.8% | 60.6% | 47.5% |
| Median personal income | $50,100 | $54,500 | $44,700 |
| Getting to work (of those employed) | |||
| Work from home | 20.0% | 23.2% | 18.2% |
| Car, truck or van | 59.7% | 58.0% | 68.6% |
| Bus, train or ferry | 13.5% | 12.3% | 7.8% |
| Walk or cycle | 5.0% | 5.0% | 4.2% |
| Households and families | |||
| One-person households | 21.7% | 15.7% | 18.5% |
| Average people per household | 2.7 | 2.9 | 3 |
| Households with no motor vehicle | 5.9% | 3.3% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 4.3% | 3.1% | 8.8% |
| Couples with children (of families) | 51.1% | 50.7% | 47.2% |
| Couples without children | 31.0% | 35.4% | 35.5% |
| One-parent families | 18.3% | 13.6% | 17.3% |
| Homes | |||
| Separate (stand-alone) houses | 66.6% | 70.1% | 71.5% |
| Average bedrooms | 3 | 3.2 | 3.1 |
| Heated with a heat pump | 64.7% | 70.1% | 66.3% |
| Damp, always or sometimes | 21.7% | 21.2% | 20.1% |
| Mould over A4 size, always or sometimes | 17.0% | 17.2% | 17.4% |
Schools and hospitals near Belmont
LINZ maps 3 school sites inside Belmont, among them Belmont Intermediate (Intermediate) and Belmont School (Auckland) (Contributing).
- Belmont Intermediate (Intermediate)
- Belmont School (Auckland) (Contributing)
- Takapuna Grammar School (Secondary (Year 9-15))
- Nearest school: Belmont Intermediate (0.3 km)
- Nearest secondary school: Takapuna Grammar School (0.4 km)
- Nearest public general hospital: North Shore Hospital (3.8 km)
School enrolment zones in Belmont: a guide
One secondary school has a home zone covering most of Belmont's titles: Takapuna Grammar School.
- Belmont School (Auckland) (primary, Years 1–6): about 90% of titles
- Hauraki School (primary, Years 1–6): about 40% of titles
- Bayswater School (primary, Years 1–6): about 25% 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 Belmont
93% of Belmont's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
55% are that close to a frequent stop (60 or more departures that day), close to the council (54%).
The typical title is 125 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Belmont
OpenStreetMap maps 2 places of worship inside Belmont (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Belmont Baptist Church, under 1 km away
- Hindu: Sri Radha Krishna Mandir, 7.4 km away
- Buddhist: Wat Phra Dhammakaya Auckland, 5.2 km away
- Muslim: Birkenhead Islamic Centre, 4.2 km away
- Sikh: Gurdwara Sahib North Shore, 5.1 km away
- Jewish: Auckland Hebrew Congregation, 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 Belmont
The closest match on the measures on this site is Greenlane in Auckland, nearest on near a stop, land per flat, born overseas. 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 |
|---|---|---|---|---|---|
| Greenlane | Auckland | 36.0% | $820 | 36.5 | near a stop, land per flat, born overseas |
| Hauraki | Auckland | 42.4% | $800 | 37.6 | commuting on foot or by bike, distance to the coast, elevation |
| Forrest Hill | Auckland | 33.7% | $763 | 37 | older residents, schools, damp homes |
| Hillcrest, Auckland | Auckland | 28.8% | $700 | 36.3 | population change, home ownership, distance to the coast |
| Milford, Auckland | Auckland | 48.0% | $750 | 41.6 | near a frequent stop, distance to the coast, land per flat |
Questions
What schools are in Belmont, Auckland?
LINZ maps 3 school sites inside Belmont: Belmont Intermediate, Belmont School (Auckland) and Takapuna Grammar School. The nearest secondary school to its centre is Takapuna Grammar School (0.4 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.