Living in Clarks Beach: schools, census and property titles
The 1,042 live property titles in Clarks Beach, Auckland are almost all freehold (94%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 41 (3.9%), well below the national share of 8.7%.
Clarks Beach cross-lease titles
- Cross-lease titles
- 41
- Share of live titles
- 3.9%
- Live titles in total
- 1,042
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 145 of 160
- Rank by share in New Zealand
- joint 544 of 644
Clarks Beach at a glance
Where Clarks Beach differs most from suburbs across New Zealand: typical distance to the coast (lower than 95% of NZ suburbs); titles first issued since 2020 (higher than 94% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Clarks Beach is listed under Auckland.
- 1,042 live titles are recorded here, including 41 cross-lease titles (3.9%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 3.9% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Clarks Beach
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 980 | 94.0% |
| Cross lease | 41 | 3.9% |
| Unit title | 16 | 1.5% |
| Leasehold | 1 | 0.1% |
| Other record types | 4 | 0.4% |
| Total | 1,042 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Clarks Beach compares
Nationally, 8.7% of live titles are cross-lease; Clarks Beach is well below the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Clarks Beach is well below the overall Auckland share (14.4%).
Its cross-lease share is in the lowest quarter of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Clarks Beach are set up
More leases include a garage (76% of schemes, against 28% nationally).
Carports appear in fewer leases (5% of schemes, against 13% nationally).
Three-flat schemes are less common here (5%, against 12% nationally).
| Scheme structure | Clarks Beach | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 21 | 39,589 | 87,651 |
| Two-flat schemes | 95.2% | 73.7% | 76.2% |
| Three-flat schemes | 4.8% | 14.0% | 12.2% |
| Four or more flats | 0.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,032 m² | 961 m² | 908 m² |
| Typical land per flat | 506 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 76.2% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 4.8% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 9.5% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 61.9% | 42.1% | 35.6% |
| Median year of earliest current title | 1989 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 19 | 26,275 | 54,978 |
Unit titles and leasehold in Clarks Beach
Unit titles are 2% of Clarks Beach's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 3 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 Clarks Beach since 2020
241 of Clarks Beach's current titles (23%) were first issued since 2020, 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.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 241 | 74 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| 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 Clarks Beach
The typical building in Clarks Beach stands on ground sloping 1.6° (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 Clarks Beach
46% of Clarks Beach's titles are within 200 m of the sea or harbour edge, 83% within 500 m and 100% within 1 km. The typical title is 220 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 Clarks Beach: 2023 Census
About 86% of Clarks Beach's titles are in the census area Clarks Beach (a Stats NZ statistical area), so these figures describe that area, not Clarks Beach exactly.
Fewer workers commute by bus, train or ferry in Clarks Beach than across Auckland: 1.1% against 7.8%.
Fewer households have no car in Clarks Beach than across Auckland: 1.6% against 6.8%.
Fewer workers walk or cycle to work in Clarks Beach than across Auckland: 1.1% against 4.2%.
| Measure | Clarks Beach | Karaka Creek | Auckland whole council |
|---|---|---|---|
| Usual residents | 1,581 | 1,611 | 1,656,486 |
| Change since 2018 | +13.6% | +2.3% | +5.4% |
| Change since 2013 | +19.0% | +18.8% | +17.0% |
| Median age | 45 | 46.3 | 35.9 |
| Households | 570 | 555 | 539,490 |
| Own or part-own their home (including family trusts) | 82.1% | 80.5% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 17.9% | 18.9% | 40.5% |
| Median household income | $109,400 | $137,700 | $116,800 |
| Median weekly rent, renting households | $550 | $450 | $540 |
| Dwellings unoccupied on census night | 13.5% | 8.3% | 8.8% |
| Ages | |||
| Under 15 | 18.0% | 17.7% | 19.2% |
| 15 to 29 | 15.0% | 13.8% | 20.9% |
| 30 to 64 | 45.9% | 49.5% | 46.5% |
| 65 and over | 21.3% | 19.0% | 13.3% |
| Where people came from | |||
| Born overseas | 22.6% | 20.0% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 10.9% | 11.3% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 46.4% | 39.6% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 2.1% | 2.3% | 5.6% |
| Moved here in the last year (of all residents) | 18.6% | 12.7% | 21.1% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 21.0% | 20.7% | 32.9% |
| Employed full-time | 51.6% | 55.1% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.3% | 2.7% | 3.3% |
| Managers and professionals (of those employed) | 44.6% | 47.4% | 47.5% |
| Median personal income | $47,500 | $52,900 | $44,700 |
| Getting to work (of those employed) | |||
| Work from home | 18.0% | 27.9% | 18.2% |
| Car, truck or van | 79.1% | 68.8% | 68.6% |
| Bus, train or ferry | 1.1% | 1.0% | 7.8% |
| Walk or cycle | 1.1% | 1.0% | 4.2% |
| Households and families | |||
| One-person households | 18.2% | 14.0% | 18.5% |
| Average people per household | 2.6 | 2.8 | 3 |
| Households with no motor vehicle | 1.6% | 1.1% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 2.2% | 1.7% | 8.8% |
| Couples with children (of families) | 40.1% | 43.4% | 47.2% |
| Couples without children | 49.0% | 47.8% | 35.5% |
| One-parent families | 11.5% | 8.8% | 17.3% |
| Homes | |||
| Separate (stand-alone) houses | 92.2% | 92.0% | 71.5% |
| Average bedrooms | 3.4 | 3.7 | 3.1 |
| Heated with a heat pump | 69.0% | 59.4% | 66.3% |
| Damp, always or sometimes | 14.4% | 9.1% | 20.1% |
| Mould over A4 size, always or sometimes | 12.0% | 7.4% | 17.4% |
Schools and hospitals near Clarks Beach
No school site lies inside Clarks Beach's boundary; the nearest is Waiau Pa School, 2.8 km away in a straight line.
- Nearest school: Waiau Pa School (2.8 km)
- Nearest secondary school: Waiuku College (12.3 km)
- Nearest public general hospital: Franklin Memorial Hospital (11.9 km)
School enrolment zones in Clarks Beach: a guide
Two secondary schools have a home zone covering most of Clarks Beach's titles: Waiuku College and Rosehill College.
- Waiau Pa School (primary, Years 1–8): all or nearly all titles
- Waiuku College (secondary): all or nearly all titles
- Rosehill 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 Clarks Beach
65% of Clarks Beach's titles are within 400 m of a stop with a scheduled weekday service, below Auckland as a whole (82%).
Fewer than 1% are within 400 m of a stop with 60 or more departures that day.
The typical title is 277 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Clarks Beach
OpenStreetMap maps 1 place of worship inside Clarks Beach (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Church by the Seashore, 1.4 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 Clarks Beach
The closest match on the measures on this site is Maunu in Whangarei District, nearest on population change, home ownership, 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 |
|---|---|---|---|---|---|
| Maunu | Whangarei District | 5.6% | No data | 44.4 | population change, home ownership, unit-title share |
| Haruru | Far North District | 5.4% | No data | 48.8 | distance to the coast, degrees, children |
| Queenwood | Hamilton City | 9.2% | $640 | 38.5 | land per flat, schools, children |
| Ngunguru | Whangarei District | 5.0% | No data | 46.3 | distance to the coast, unit-title share, born overseas |
| Pahurehure | Auckland | 13.9% | $680 | 36.8 | land per flat, slope, elevation |
Questions
What schools are in Clarks Beach?
No school site lies inside Clarks Beach's boundary. The nearest school is Waiau Pa School (2.8 km in a straight line). Secondary-school home zones covering most of its titles are Waiuku College and Rosehill College; check the school's own zone map for any address.