Living in Birkdale: rents, schools, census and property titles
The 3,307 live property titles in Birkdale, Auckland are mostly freehold (64%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 816 (24.7%), well above the national share of 8.7%.
- Cross-lease titles
- 816
- Share of live titles
- 24.7%
- Live titles in total
- 3,307
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- joint 48 of 160
- Rank by share in New Zealand
- joint 72 of 644
Birkdale at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Birkdale is listed under Auckland.
- 3,307 live titles are recorded here, including 816 cross-lease titles (24.7%).
- 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 24.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 10.1% 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 Birkdale
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,118 | 64.0% |
| Cross lease | 816 | 24.7% |
| Unit title | 334 | 10.1% |
| Leasehold | 8 | 0.2% |
| Other record types | 31 | 0.9% |
| Total | 3,307 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Birkdale compares
Nationally, 8.7% of live titles are cross-lease; Birkdale is about 2.8 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Birkdale is about 1.7 times the overall Auckland share (14.4%).
How cross-leases in Birkdale are set up
Carports appear in more leases (26% of schemes, against 13% nationally).
| Scheme structure | Birkdale | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 342 | 39,589 | 87,651 |
| Two-flat schemes | 76.9% | 73.7% | 76.2% |
| Three-flat schemes | 11.1% | 14.0% | 12.2% |
| Four or more flats | 12.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,031 m² | 961 m² | 908 m² |
| Typical land per flat | 506 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 22.8% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 26.3% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 5.3% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 37.1% | 42.1% | 35.6% |
| Median year of earliest current title | 1987 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 248 | 26,275 | 54,978 |
Unit titles and leasehold in Birkdale
Unit titles are 10% of Birkdale's titles, well below Auckland (15%) and above New Zealand (8%). They belong to 31 developments, each run by a body corporate; 1 has 50 or more units.
New titles in Birkdale since 2020
396 of Birkdale's current titles (12%) were first issued since 2020, below Auckland's suburbs with new-title figures taken together (16%) and close to New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 381 | 209 |
| Unit title | 4 | 4 |
| Cross-lease | 9 | 4 |
| 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 Birkdale
The typical building in Birkdale stands on ground sloping 6.5° (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 Birkdale
9% of Birkdale's titles are within 200 m of the sea or harbour edge, 27% within 500 m and 69% within 1 km. The typical title is 810 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 Birkdale: 2023 Census
Birkdale's titles fall in 4 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 Birkdale South than across Auckland: 1.5% against 4.2%.
Fewer households have no car in Birkdale South than across Auckland: 3.8% against 6.8%.
Fewer residents are 65 or over in Birkdale South than across Auckland: 8.9% against 13.3%.
| Measure | Birkdale South 39% of titles | Birkdale Central 33% of titles | Birkdale North 28% of titles | Auckland whole council |
|---|---|---|---|---|
| Usual residents | 3,660 | 3,030 | 2,514 | 1,656,486 |
| Change since 2018 | −0.3% | −2.6% | +4.4% | +5.4% |
| Change since 2013 | +7.3% | +5.6% | +7.4% | +17.0% |
| Median age | 35.2 | 34.1 | 34.4 | 35.9 |
| Households | 1,248 | 1,044 | 801 | 539,490 |
| Own or part-own their home (including family trusts) | 62.0% | 62.6% | 56.6% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 38.2% | 37.4% | 43.8% | 40.5% |
| Median household income | $130,600 | $124,900 | $116,500 | $116,800 |
| Median weekly rent, renting households | $560 | $560 | $520 | $540 |
| Dwellings unoccupied on census night | 4.6% | 3.6% | 3.6% | 8.8% |
| Ages | ||||
| Under 15 | 20.6% | 21.6% | 20.8% | 19.2% |
| 15 to 29 | 19.3% | 20.2% | 21.5% | 20.9% |
| 30 to 64 | 51.2% | 49.8% | 45.2% | 46.5% |
| 65 and over | 8.9% | 8.4% | 12.6% | 13.3% |
| Where people came from | ||||
| Born overseas | 42.1% | 38.8% | 34.9% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 15.0% | 18.4% | 12.9% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 43.7% | 40.9% | 45.0% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 4.5% | 5.0% | 4.1% | 5.6% |
| Moved here in the last year (of all residents) | 18.1% | 18.7% | 18.7% | 21.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 38.7% | 35.8% | 31.1% | 32.9% |
| Employed full-time | 64.1% | 60.6% | 57.1% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.3% | 2.5% | 3.3% | 3.3% |
| Managers and professionals (of those employed) | 49.7% | 48.4% | 46.8% | 47.5% |
| Median personal income | $54,800 | $53,400 | $44,700 | $44,700 |
| Getting to work (of those employed) | ||||
| Work from home | 19.2% | 18.6% | 19.7% | 18.2% |
| Car, truck or van | 66.6% | 66.0% | 64.9% | 68.6% |
| Bus, train or ferry | 11.2% | 12.7% | 11.9% | 7.8% |
| Walk or cycle | 1.5% | 2.0% | 2.7% | 4.2% |
| Households and families | ||||
| One-person households | 16.0% | 16.9% | 16.0% | 18.5% |
| Average people per household | 2.9 | 2.9 | 3 | 3 |
| Households with no motor vehicle | 3.8% | 4.0% | 5.3% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 5.7% | 7.1% | 7.4% | 8.8% |
| Couples with children (of families) | 48.3% | 48.0% | 48.6% | 47.2% |
| Couples without children | 34.8% | 34.1% | 29.0% | 35.5% |
| One-parent families | 16.9% | 17.6% | 22.4% | 17.3% |
| Homes | ||||
| Separate (stand-alone) houses | 73.1% | 79.3% | 82.4% | 71.5% |
| Average bedrooms | 3 | 3 | 3 | 3.1 |
| Heated with a heat pump | 71.2% | 71.1% | 69.6% | 66.3% |
| Damp, always or sometimes | 26.7% | 26.8% | 28.4% | 20.1% |
| Mould over A4 size, always or sometimes | 22.2% | 23.5% | 24.2% | 17.4% |
Rents around Birkdale
New tenancies in Birkdale South in the April–June 2026 quarter had a median rent of $650 a week (up 0.0% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Birkdale South 39% of titles | Birkdale North 28% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $650 | $650 | $600 |
| Middle half of rents | $570–$708 | $588–$693 | $490–$700 |
| Change in median on a year earlier | +0.0% | −4.4% | +0.2% |
| Bonds lodged in the quarter | 36 | 30 | 40,827 |
Schools and hospitals near Birkdale
LINZ maps 5 school sites inside Birkdale, among them Birkdale Intermediate (Intermediate) and Birkdale North School (Contributing).
- Birkdale Intermediate (Intermediate)
- Birkdale North School (Contributing)
- Birkdale Primary School (Contributing)
- Birkenhead College (Secondary (Year 9-15))
- Verran Primary School (Contributing)
- Nearest school: Birkdale Primary School (0.4 km)
- Nearest secondary school: Birkenhead College (0.7 km)
- Nearest public general hospital: North Shore Hospital (4.9 km)
School enrolment zones in Birkdale: a guide
The largest primary-school zone share of Birkdale's titles is in Birkdale Primary School's home zone (about 45%).
- Birkdale Primary School (primary, Years 1–6): about 45% of titles
- Birkdale North School (primary, Years 1–6): about 30% of titles
- Verran Primary School (primary, Years 1–6): about 30% of titles
- Kauri Park School (primary, Years 1–6): about 10% of titles
- Birkdale 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 Birkdale
95% of Birkdale's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
67% are that close to a frequent stop (60 or more departures that day), above the council (54%).
The typical title is 170 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Birkdale
OpenStreetMap maps 8 places of worship inside Birkdale (5 Christian, 1 Hindu, 1 Muslim, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Birkenhead Baptist Church, under 1 km away
- Hindu: Shree Sanatan Dharam Hanuman Mandir, 1.2 km away
- Buddhist: Wat Phra Dhammakaya Auckland, 6.4 km away
- Muslim: Dawate Islam NZ Trust - Birkdale House, under 1 km away
- Sikh: Gurdwara Sahib North Shore, 3.2 km away
- Jewish: Auckland Hebrew Congregation, 8.2 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 Birkdale
The closest match on the measures on this site is Hillcrest, Auckland in Auckland, nearest on population change, elevation, distance to the coast. 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 | population change, elevation, distance to the coast |
| Glen Eden | Auckland | 14.9% | $595 | 35.7 | land per flat, heat pumps, distance to a hospital |
| Blockhouse Bay | Auckland | 17.4% | No data | 38.2 | population change, heat pumps, distance to the coast |
| Beach Haven | Auckland | 25.0% | $670 | 32.2 | commuting on foot or by bike, distance to the coast, commuting by public transport |
| Sunnynook | Auckland | 27.8% | $760 | 34.8 | children, population change, working from home |
Questions
What is the rent in Birkdale?
New tenancies in Birkdale South (the rent area for part of Birkdale) had a median rent of $650 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 $570 to $708.
What schools are in Birkdale?
LINZ maps 5 school sites inside Birkdale, including Birkdale Intermediate, Birkdale North School and Birkdale Primary School. The nearest secondary school to its centre is Birkenhead College (0.7 km in a straight line). Being near a school does not mean being in its zone.