Living in Gulf Harbour: rents, schools, census and property titles
The 2,848 live property titles in Gulf Harbour, Auckland are almost all freehold (83%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 52 (1.8%), well below the national share of 8.7%.
Gulf Harbour cross-lease titles
- Cross-lease titles
- 52
- Share of live titles
- 1.8%
- Live titles in total
- 2,848
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- joint 154 of 160
- Rank by share in New Zealand
- joint 617 of 644
Gulf Harbour at a glance
Where Gulf Harbour differs most from suburbs across New Zealand: cross-lease share of titles (lower than 96% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Gulf Harbour is listed under Auckland.
- 2,848 live titles are recorded here, including 52 cross-lease titles (1.8%).
- 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 1.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 13.8% 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 Gulf Harbour
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,361 | 82.9% |
| Cross lease | 52 | 1.8% |
| Unit title | 392 | 13.8% |
| Leasehold | 13 | 0.5% |
| Other record types | 30 | 1.1% |
| Total | 2,848 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Gulf Harbour compares
Nationally, 8.7% of live titles are cross-lease; Gulf Harbour is well below the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Gulf Harbour 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 Gulf Harbour are set up
Fewer leases include a garage (5% of schemes, against 28% nationally).
More schemes have four or more flats on one section (20%, against 11% nationally).
More schemes refer to more than one flats plan (60%, against 36% nationally), usually because a plan was redrawn.
| Scheme structure | Gulf Harbour | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 20 | 39,589 | 87,651 |
| Two-flat schemes | 65.0% | 73.7% | 76.2% |
| Three-flat schemes | 15.0% | 14.0% | 12.2% |
| Four or more flats | 20.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,402 m² | 961 m² | 908 m² |
| Typical land per flat | 521 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 5.0% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 0.0% | 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) | 60.0% | 42.1% | 35.6% |
| Median year of earliest current title | 1995 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 13 | 26,275 | 54,978 |
Unit titles and leasehold in Gulf Harbour
Unit titles are 14% of Gulf Harbour's titles, close to Auckland (15%) and well above New Zealand (8%). They belong to 30 developments, each run by a body corporate; 2 have 50 or more units.
13 titles (0.5%) 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 | 0 |
| More than 50 years left | 1 |
| Term mentions renewal (including perpetually renewable) | 12 |
| Term not stated or not readable | 0 |
New titles in Gulf Harbour since 2020
218 of Gulf Harbour's current titles (8%) were first issued since 2020, well below Auckland's suburbs with new-title figures taken together (16%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 212 | 143 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 6 | 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 Gulf Harbour
The typical building in Gulf Harbour stands on ground sloping 5.2° (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 Gulf Harbour
39% of Gulf Harbour's titles are within 200 m of the sea or harbour edge, 87% within 500 m and 100% within 1 km. The typical title is 270 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 Gulf Harbour: 2023 Census
Gulf Harbour's titles fall in 3 census areas (Stats NZ statistical areas). The 2 shown below hold 96% of its titles; their figures are shown side by side and are not added together.
Fewer households have no car in Gulf Harbour South than across Auckland: 1.9% against 6.8%.
Fewer workers walk or cycle to work in Gulf Harbour South than across Auckland: 1.4% against 4.2%.
More workers work from home in Gulf Harbour South than across Auckland: 31.3% against 18.2%.
| Measure | Gulf Harbour South 59% of titles | Gulf Harbour North 38% of titles | Auckland whole council |
|---|---|---|---|
| Usual residents | 3,015 | 2,976 | 1,656,486 |
| Change since 2018 | +13.2% | +1.4% | +5.4% |
| Change since 2013 | +63.9% | +20.8% | +17.0% |
| Median age | 44.3 | 39.7 | 35.9 |
| Households | 1,173 | 987 | 539,490 |
| Own or part-own their home (including family trusts) | 76.7% | 77.5% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 23.5% | 22.2% | 40.5% |
| Median household income | $107,100 | $131,600 | $116,800 |
| Median weekly rent, renting households | $600 | $650 | $540 |
| Dwellings unoccupied on census night | 9.3% | 4.9% | 8.8% |
| Ages | |||
| Under 15 | 18.5% | 21.5% | 19.2% |
| 15 to 29 | 12.2% | 14.1% | 20.9% |
| 30 to 64 | 46.5% | 49.4% | 46.5% |
| 65 and over | 22.8% | 15.0% | 13.3% |
| Where people came from | |||
| Born overseas | 47.9% | 45.9% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 13.8% | 14.6% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 51.0% | 40.7% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 5.3% | 6.2% | 5.6% |
| Moved here in the last year (of all residents) | 18.4% | 12.0% | 21.1% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 30.5% | 27.4% | 32.9% |
| Employed full-time | 47.3% | 55.5% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.1% | 1.9% | 3.3% |
| Managers and professionals (of those employed) | 51.7% | 48.2% | 47.5% |
| Median personal income | $45,200 | $49,800 | $44,700 |
| Getting to work (of those employed) | |||
| Work from home | 31.3% | 26.5% | 18.2% |
| Car, truck or van | 58.6% | 64.2% | 68.6% |
| Bus, train or ferry | 8.3% | 8.1% | 7.8% |
| Walk or cycle | 1.4% | 0.9% | 4.2% |
| Households and families | |||
| One-person households | 17.6% | 10.2% | 18.5% |
| Average people per household | 2.6 | 3 | 3 |
| Households with no motor vehicle | 1.9% | 1.3% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 1.6% | 1.5% | 8.8% |
| Couples with children (of families) | 41.9% | 51.0% | 47.2% |
| Couples without children | 46.3% | 38.7% | 35.5% |
| One-parent families | 11.8% | 10.3% | 17.3% |
| Homes | |||
| Separate (stand-alone) houses | 66.4% | 87.9% | 71.5% |
| Average bedrooms | 3.2 | 3.5 | 3.1 |
| Heated with a heat pump | 61.8% | 70.0% | 66.3% |
| Damp, always or sometimes | 6.7% | 9.6% | 20.1% |
| Mould over A4 size, always or sometimes | 8.5% | 8.9% | 17.4% |
Rents around Gulf Harbour
New tenancies in Gulf Harbour South in the April–June 2026 quarter had a median rent of $650 a week (down 10.1% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Gulf Harbour South 59% of titles | Gulf Harbour North 38% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $650 | $750 | $600 |
| Middle half of rents | $620–$783 | $613–$836 | $490–$700 |
| Change in median on a year earlier | −10.1% | +1.4% | +0.2% |
| Bonds lodged in the quarter | 24 | 12 | 40,827 |
Schools and hospitals near Gulf Harbour
LINZ maps 3 school sites inside Gulf Harbour, among them Gulf Harbour School (Contributing) and Wentworth College (Secondary (Year 7-15)).
- Gulf Harbour School (Contributing)
- Wentworth College (Secondary (Year 7-15))
- Wentworth Primary (Full Primary)
- Nearest school: Wentworth Primary (0.3 km)
- Nearest secondary school: Wentworth College (0.4 km)
- Nearest public general hospital: North Shore Hospital (18.7 km)
School enrolment zones in Gulf Harbour: a guide
One secondary school has a home zone covering most of Gulf Harbour's titles: Whangaparaoa College.
- Gulf Harbour School (primary, Years 1–6): all or nearly all titles
- Whangaparaoa 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 Gulf Harbour
70% of Gulf Harbour's titles are within 400 m of a stop with a scheduled weekday service, slightly below Auckland as a whole (82%).
2% are that close to a frequent stop (60 or more departures that day), well below the council (54%); in the lowest quarter of 160 in Auckland.
14% are within 800 m of a train station or ferry wharf.
The typical title is 257 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Gulf Harbour
No place of worship is mapped in OpenStreetMap inside Gulf Harbour's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Manly Methodist Church, 3.0 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 Gulf Harbour
The closest match on the measures on this site is Stanmore Bay in Auckland, nearest on distance to the coast, new titles, commuting on foot or by bike. 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 |
|---|---|---|---|---|---|
| Stanmore Bay | Auckland | 18.3% | $600 | 37.2 | distance to the coast, new titles, commuting on foot or by bike |
| Matakatia | Auckland | 11.3% | No data | 49.6 | distance to the coast, distance to a hospital, commuting on foot or by bike |
| Dannemora | Auckland | 7.0% | No data | 50.1 | distance to the coast, degrees, near a frequent stop |
| Red Beach | Auckland | 15.9% | No data | 47.1 | distance to the coast, elevation, new titles |
| Raumati South | Kapiti Coast District | 11.8% | $600 | 44.7 | distance to the coast, slope, near a frequent stop |
Questions
What is the rent in Gulf Harbour?
New tenancies in Gulf Harbour South (the rent area for part of Gulf Harbour) 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 $620 to $783.
What schools are in Gulf Harbour?
LINZ maps 3 school sites inside Gulf Harbour: Gulf Harbour School, Wentworth College and Wentworth Primary. The nearest secondary school to its centre is Wentworth College (0.4 km in a straight line). The secondary-school home zone covering most of its titles is Whangaparaoa College; check the school's own zone map for any address.