Living in Flat Bush: schools and property titles
The 13,226 live property titles in Flat Bush, Auckland are almost all freehold (92%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 107 (0.8%), well below the national share of 8.7%.
- Cross-lease titles
- 107
- Share of live titles
- 0.8%
- Live titles in total
- 13,226
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 159 of 160
- Rank by share in New Zealand
- 640 of 644
Flat Bush at a glance
Where Flat Bush differs most from suburbs across New Zealand: cross-lease share of titles (lower than 99% of NZ suburbs); titles first issued since 2020 (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
- Flat Bush is listed under Auckland.
- 13,226 live titles are recorded here, including 107 cross-lease titles (0.8%).
Contextual observations
- Cross-lease titles make up 0.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 6.5% 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
- Census context is not available for this suburb under the page’s evidence rules.
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Flat Bush
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 12,186 | 92.1% |
| Cross lease | 107 | 0.8% |
| Unit title | 863 | 6.5% |
| Leasehold | 26 | 0.2% |
| Other record types | 44 | 0.3% |
| Total | 13,226 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Flat Bush compares
Nationally, 8.7% of live titles are cross-lease; Flat Bush is well below the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Flat Bush is well below the overall Auckland share (14.4%).
Its cross-lease share is 2nd lowest of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Flat Bush are set up
Carports appear in more leases (51% of schemes, against 13% nationally).
Three-flat schemes are less common here (4%, against 12% nationally).
Fewer schemes refer to more than one flats plan (22%, against 36% nationally), usually because a plan was redrawn.
| Scheme structure | Flat Bush | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 49 | 39,589 | 87,651 |
| Two-flat schemes | 87.8% | 73.7% | 76.2% |
| Three-flat schemes | 4.1% | 14.0% | 12.2% |
| Four or more flats | 8.2% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 824 m² | 961 m² | 908 m² |
| Typical land per flat | 409 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 24.5% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 51.0% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 22.4% | 42.1% | 35.6% |
| Median year of earliest current title | 1991 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 43 | 26,275 | 54,978 |
Unit titles and leasehold in Flat Bush
Unit titles are 7% of Flat Bush's titles, well below Auckland (15%) and slightly below New Zealand (8%). They belong to 34 developments, each run by a body corporate; 3 have 50 or more units.
26 titles (0.2%) are leasehold, well below the national share (1.2%).
13 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 | 11 |
| Under 10 years left | 2 |
| 10 to 50 years left | 2 |
| More than 50 years left | 0 |
| Term mentions renewal (including perpetually renewable) | 11 |
| Term not stated or not readable | 0 |
New titles in Flat Bush since 2020
3,219 of Flat Bush's current titles (24%) were first issued since 2020, well 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 | 2,985 | 1,203 |
| Unit title | 221 | 105 |
| Cross-lease | 0 | 0 |
| Leasehold | 5 | 3 |
| Other | 8 | 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 Flat Bush
The typical building in Flat Bush stands on ground sloping 1.9° (read on an 8 m grid, so short steep banks may be understated), in the flattest quarter of 160 in Auckland.
The land rises from about 10 m to 180 m, and 20% of all of it, including reserves and gullies, is 15° or steeper.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Flat Bush
Flat Bush is inland: the typical title is 3.8 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.
Schools and hospitals near Flat Bush
LINZ maps 11 school sites inside Flat Bush, among them Baverstock Oaks School (Contributing) and Chapel Downs School (Contributing).
- Baverstock Oaks School (Contributing)
- Chapel Downs School (Contributing)
- Mission Heights Junior College (Secondary (Year 7-10))
- Mission Heights Primary School (Contributing)
- Ormiston Junior College (Secondary (Year 7-10))
- Ormiston Primary School (Contributing)
- Ormiston Senior College (Secondary (Year 11-15))
- Sancta Maria Catholic Primary School (Contributing)
- Sancta Maria College (Secondary (Year 7-15))
- Te Uho o Te Nikau Primary School (Contributing)
- Tyndale Park Christian School (Composite)
- Nearest school: Tyndale Park Christian School (0.1 km)
- Nearest secondary school: Tyndale Park Christian School (0.1 km)
- Nearest public general hospital: Middlemore Hospital (7.2 km)
School enrolment zones in Flat Bush: a guide
Two secondary schools have a home zone covering most of Flat Bush's titles: Ormiston Senior College and Sancta Maria College.
- Star of the Sea School (Howick) (primary, Years 1–6): about 35% of titles
- Chapel Downs School (primary, Years 1–6): about 20% of titles
- Te Uho o te Nikau Primary School 2026 (primary, Years 1–6): about 20% of titles
- Baverstock Oaks School (primary, Years 1–6): about 15% of titles
- Ormiston Primary School (primary, Years 1–6): about 15% of titles
- Mission Heights Primary School (primary, Years 1–6): about 15% of titles
- Ormiston Senior College (secondary): about 80% of titles
- Sancta Maria College (secondary): about 65% of titles
- Ormiston Junior College (secondary): about 35% of titles (zone takes effect 1 January 2027)
- Mission Heights Junior College (secondary): about 35% of titles
- Chapel Downs Junior College (secondary): about 25% of titles (zone takes effect 1 January 2027)
- Tangaroa College (secondary): about 25% of titles (zone takes effect 1 January 2027)
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 Flat Bush
67% of Flat Bush's titles are within 400 m of a stop with a scheduled weekday service, slightly below Auckland as a whole (82%).
58% are that close to a frequent stop (60 or more departures that day), slightly above the council (54%).
The typical title is 253 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Flat Bush
OpenStreetMap maps 12 places of worship inside Flat Bush (8 Christian, 2 Buddhist, 2 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Ormiston Community Baptist Church, under 1 km away
- Hindu: Shree Swaminarayan Temple, 5.8 km away
- Buddhist: unnamed, 2.1 km away
- Muslim: Al-Falaah Mosque - Masjid, 2.7 km away
- Sikh: Nanaksar Sikh Temple, 5.3 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 Flat Bush
The closest match on the measures on this site is Māngere in Auckland, nearest on land per flat, distance to the coast, slope. 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 |
|---|---|---|---|---|---|
| Māngere | Auckland | 3.2% | No data | 28.5 | land per flat, distance to the coast, slope |
| Māngere East | Auckland | 11.0% | $570 | 31.7 | unit-title share, new titles, distance to the coast |
| Pukekohe | Auckland | 7.5% | No data | No data | slope, unit-title share, elevation |
| Massey | Auckland | 8.9% | $630 | 34.6 | elevation, new titles, distance to the coast |
| Ōtāhuhu | Auckland | 16.1% | $400 | 37.3 | slope, near a frequent stop, distance to the coast |
Questions
What schools are in Flat Bush?
LINZ maps 11 school sites inside Flat Bush, including Baverstock Oaks School, Chapel Downs School and Mission Heights Junior College. The nearest secondary school to its centre is Tyndale Park Christian School (0.1 km in a straight line). Secondary-school home zones covering most of its titles are Ormiston Senior College and Sancta Maria College; check the school's own zone map for any address.