Living in Epsom: rents, schools, census and property titles
The 7,825 live property titles in Epsom, Auckland are a mix, led by freehold at 48%, as recorded by LINZ on 30 September 2026. Cross-lease titles number 2,335 (29.8%), well above the national share of 8.7%.
- Cross-lease titles
- 2,335
- Share of live titles
- 29.8%
- Live titles in total
- 7,825
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 25 of 160
- Rank by share in New Zealand
- 28 of 644
Epsom at a glance
Where Epsom differs most from suburbs across New Zealand: cross-lease share of titles (higher than 95% of NZ suburbs); median weekly rent, new tenancies (higher than 91% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Epsom is listed under Auckland.
- 7,825 live titles are recorded here, including 2,335 cross-lease titles (29.8%).
- 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 29.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 19.2% 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 Epsom
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,740 | 47.8% |
| Cross lease | 2,335 | 29.8% |
| Unit title | 1,501 | 19.2% |
| Leasehold | 61 | 0.8% |
| Other record types | 188 | 2.4% |
| Total | 7,825 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Epsom compares
Nationally, 8.7% of live titles are cross-lease; Epsom is about 3.4 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Epsom 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 Epsom are set up
More schemes have four or more flats on one section (21%, against 11% nationally), up to 24.
Three-flat schemes are more common here (19%, against 12% nationally).
Carports appear in more leases (17% of schemes, against 13% nationally).
| Scheme structure | Epsom | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 854 | 39,589 | 87,651 |
| Two-flat schemes | 59.6% | 73.7% | 76.2% |
| Three-flat schemes | 19.1% | 14.0% | 12.2% |
| Four or more flats | 21.2% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 953 m² | 961 m² | 908 m² |
| Typical land per flat | 404 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 24.6% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 17.4% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 4.1% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 36.7% | 42.1% | 35.6% |
| Median year of earliest current title | 1988 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 483 | 26,275 | 54,978 |
Unit titles and leasehold in Epsom
Unit titles are 19% of Epsom's titles, above Auckland (15%) and well above New Zealand (8%). They belong to 124 developments, each run by a body corporate; 8 have 50 or more units.
The unit-title share is in the highest quarter of 160 in Auckland.
61 titles (0.8%) are leasehold, 11 of them units in a unit-title development.
4 of them have a stated term that has ended or has under 10 years to run, which is worth reading closely in the lease.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 2 |
| Under 10 years left | 2 |
| 10 to 50 years left | 2 |
| More than 50 years left | 14 |
| Term mentions renewal (including perpetually renewable) | 30 |
| Term not stated or not readable | 11 |
New titles in Epsom since 2020
1,087 of Epsom's current titles (14%) were first issued since 2020, slightly below Auckland's suburbs with new-title figures taken together (16%) and slightly above New Zealand (12%).
Most are unit titles: 558 in 14 developments (apartments, terraces or townhouses under a body corporate).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 495 | 311 |
| Unit title | 558 | 86 |
| Cross-lease | 18 | 8 |
| Leasehold | 2 | 2 |
| Other | 14 | 3 |
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 Epsom
The typical building in Epsom stands on ground sloping 2.6° (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 Epsom
Epsom is inland: the typical title is 2.6 km from the sea or harbour edge, and fewer than 1 in 2,000 titles are within 1 km of it.
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 Epsom: 2023 Census
Epsom's titles fall in 12 census areas (Stats NZ statistical areas). The 4 shown below hold 66% of its titles; their figures are shown side by side and are not added together.
More workers commute by bus, train or ferry in Epsom Central-North than across Auckland: 13.8% against 7.8%.
More adults hold a degree in Epsom Central-North than across Auckland: 49.0% against 32.9%.
Fewer residents are children under 15 in Epsom Central-North than across Auckland: 14.3% against 19.2%.
| Measure | Epsom Central-North 17% of titles | Epsom Central-South 17% of titles | Epsom North 16% of titles | Mount St John 16% of titles | Auckland whole council |
|---|---|---|---|---|---|
| Usual residents | 3,591 | 3,870 | 3,219 | 3,552 | 1,656,486 |
| Change since 2018 | −7.2% | −1.9% | −5.9% | −0.4% | +5.4% |
| Change since 2013 | −5.1% | −0.8% | −3.9% | −4.9% | +17.0% |
| Median age | 38.8 | 36.5 | 37.6 | 38 | 35.9 |
| Households | 1,116 | 1,176 | 1,014 | 1,008 | 539,490 |
| Own or part-own their home (including family trusts) | 60.8% | 61.5% | 53.3% | 47.9% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 39.0% | 38.8% | 46.7% | 52.1% | 40.5% |
| Median household income | $119,000 | $151,600 | $131,600 | $124,100 | $116,800 |
| Median weekly rent, renting households | $640 | $690 | $610 | $590 | $540 |
| Dwellings unoccupied on census night | 13.7% | 10.0% | 12.7% | 12.8% | 8.8% |
| Ages | |||||
| Under 15 | 14.3% | 14.9% | 13.1% | 14.4% | 19.2% |
| 15 to 29 | 25.7% | 26.5% | 27.4% | 25.6% | 20.9% |
| 30 to 64 | 43.5% | 45.9% | 45.2% | 43.2% | 46.5% |
| 65 and over | 16.5% | 12.8% | 14.3% | 16.9% | 13.3% |
| Where people came from | |||||
| Born overseas | 57.1% | 51.3% | 50.3% | 51.8% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 21.5% | 21.7% | 27.1% | 23.6% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 40.4% | 39.9% | 46.2% | 53.1% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 8.7% | 7.8% | 8.3% | 7.2% | 5.6% |
| Moved here in the last year (of all residents) | 23.1% | 21.6% | 26.8% | 28.0% | 21.1% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 49.0% | 51.6% | 51.3% | 46.0% | 32.9% |
| Employed full-time | 47.8% | 51.3% | 48.4% | 45.9% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.8% | 2.2% | 3.5% | 3.1% | 3.3% |
| Managers and professionals (of those employed) | 56.7% | 61.5% | 57.9% | 55.6% | 47.5% |
| Median personal income | $39,900 | $49,600 | $44,100 | $36,700 | $44,700 |
| Getting to work (of those employed) | |||||
| Work from home | 20.4% | 22.0% | 19.6% | 19.4% | 18.2% |
| Car, truck or van | 58.9% | 61.4% | 53.8% | 54.1% | 68.6% |
| Bus, train or ferry | 13.8% | 11.4% | 14.5% | 15.3% | 7.8% |
| Walk or cycle | 5.5% | 4.0% | 10.4% | 9.8% | 4.2% |
| Households and families | |||||
| One-person households | 17.8% | 12.4% | 17.3% | 16.3% | 18.5% |
| Average people per household | 3 | 3.2 | 2.9 | 2.9 | 3 |
| Households with no motor vehicle | 6.4% | 3.9% | 5.9% | 6.9% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 7.4% | 7.7% | 7.3% | 9.2% | 8.8% |
| Couples with children (of families) | 50.9% | 54.0% | 43.4% | 49.4% | 47.2% |
| Couples without children | 32.8% | 32.9% | 39.2% | 35.1% | 35.5% |
| One-parent families | 16.0% | 13.1% | 17.4% | 15.8% | 17.3% |
| Homes | |||||
| Separate (stand-alone) houses | 63.1% | 70.6% | 52.8% | 48.7% | 71.5% |
| Average bedrooms | 3.4 | 3.5 | 3.3 | 3 | 3.1 |
| Heated with a heat pump | 60.2% | 61.0% | 57.3% | 60.6% | 66.3% |
| Damp, always or sometimes | 23.8% | 24.3% | 23.2% | 20.8% | 20.1% |
| Mould over A4 size, always or sometimes | 22.5% | 20.9% | 20.2% | 19.4% | 17.4% |
Rents around Epsom
New tenancies in Epsom Central-North in the April–June 2026 quarter had a median rent of $753 a week (down 8.2% on a year earlier). That is slightly above the typical suburb in Auckland ($675), and above the national median ($600).
| April–June 2026 | Epsom Central-North 17% of titles | Epsom Central-South 17% of titles | Epsom North 16% of titles | Mount St John 16% of titles | New Zealand |
|---|---|---|---|---|---|
| Median weekly rent, new tenancies | $753 | $980 | $685 | $653 | $600 |
| Middle half of rents | $650–$1,288 | $673–$1,238 | $346–$875 | $565–$810 | $490–$700 |
| Change in median on a year earlier | −8.2% | +15.3% | +10.5% | +12.6% | +0.2% |
| Bonds lodged in the quarter | 30 | 24 | 30 | 24 | 40,827 |
Schools and hospitals near Epsom
LINZ maps 10 school sites inside Epsom, among them Auckland Grammar School (Secondary (Year 9-15)) and Auckland Normal Intermediate (Intermediate).
- Auckland Grammar School (Secondary (Year 9-15))
- Auckland Normal Intermediate (Intermediate)
- Dilworth School (Composite)
- Diocesan School For Girls (Composite)
- Epsom Girls Grammar School (Secondary (Year 9-15))
- Epsom Normal School (Contributing)
- Kohia Terrace School (Full Primary)
- Our Lady Sacred Heart School (Epsom) (Contributing)
- St Cuthbert's College (Epsom) (Composite)
- St Peter's College (Epsom) (Secondary (Year 7-15))
- Nearest school: Kohia Terrace School (0.5 km)
- Nearest secondary school: St Cuthbert's College (Epsom) (0.5 km)
- Nearest public general hospital: Auckland City Hospital (3.1 km)
School enrolment zones in Epsom: a guide
Three secondary schools have a home zone covering most of Epsom's titles: Baradene College, Epsom Girls' Grammar School and Auckland Grammar.
- Epsom Normal School (primary, Years 1–6): about 30% of titles
- Newmarket School (primary, Years 1–6): about 20% of titles
- Royal Oak School (primary, Years 1–6): about 15% of titles
- Cornwall Park District School (primary, Years 1–6): about 10% of titles
- Three Kings School (primary, Years 1–6): about 5% of titles
- Kohia Terrace School (primary, Years 1–8): about 10% of titles
- Auckland Normal Intermediate (intermediate, Years 7–8): about 75% of titles
- Remuera Intermediate (intermediate, Years 7–8): about 10% of titles
- Royal Oak Intermediate School (intermediate, Years 7–8): about 10% of titles
- Mt Roskill Intermediate (intermediate, Years 7–8): about 5% of titles
- Baradene College (secondary): about 85% of titles
- Epsom Girls' Grammar School (secondary): about 85% of titles
- Auckland Grammar (secondary): about 85% of titles
- Onehunga High School (secondary): about 20% of 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 Epsom
98% of Epsom's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
83% 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.
21% are within 800 m of a train station or ferry wharf.
The typical title is 139 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Epsom
OpenStreetMap maps 12 places of worship inside Epsom (10 Christian, 1 Jewish, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Epsom Baptist Church, under 1 km away
- Hindu: Sri Radha Krishna Mandir, 2.8 km away
- Buddhist: New Zealand Tsi MIng Temple, 2.5 km away
- Muslim: Al Rahman Masjid - Al Manar Islamic Trust, 3.6 km away
- Sikh: Gurdwara Sahib, 8.9 km away
- Jewish: Beth Shalom Progressive Synagogue, under 1 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%)
- New Lynn: 2,016 cross-lease titles (24.4%)
- Mount Eden: 2,005 cross-lease titles (20.7%)
- Onehunga: 1,985 cross-lease titles (22.3%)
Suburbs like Epsom
The closest match on the measures on this site is Mount Roskill in Auckland, nearest on distance to the coast, near a frequent stop, land per flat. 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 |
|---|---|---|---|---|---|
| Mount Roskill | Auckland | 28.3% | No data | No data | distance to the coast, near a frequent stop, land per flat |
| Papatoetoe | Auckland | 25.8% | No data | No data | distance to the coast, land per flat, distance to a hospital |
| Mount Eden | Auckland | 20.7% | $833 | 36.7 | distance to a hospital, population change, distance to the coast |
| Glenfield | Auckland | 36.6% | $650 | 36.5 | distance to a hospital, near a stop, born overseas |
| Ellerslie | Auckland | 34.2% | $650 | 36.6 | land per flat, commuting on foot or by bike, stand-alone houses |
Questions
What is the rent in Epsom?
New tenancies in Epsom Central-North (the rent area for part of Epsom) had a median rent of $753 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 $650 to $1,288.
What schools are in Epsom?
LINZ maps 10 school sites inside Epsom, including Auckland Grammar School, Auckland Normal Intermediate and Dilworth School. The nearest secondary school to its centre is St Cuthbert's College (Epsom) (0.5 km in a straight line). Secondary-school home zones covering most of its titles are Baradene College, Epsom Girls' Grammar School and Auckland Grammar; check the school's own zone map for any address.