Living in New Lynn: rents, schools, census and property titles
The 8,269 live property titles in New Lynn, Auckland are mostly freehold (55%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 2,016 (24.4%), well above the national share of 8.7%.
- Cross-lease titles
- 2,016
- Share of live titles
- 24.4%
- Live titles in total
- 8,269
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 50 of 160
- Rank by share in New Zealand
- 76 of 644
New Lynn at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- New Lynn is listed under Auckland.
- 8,269 live titles are recorded here, including 2,016 cross-lease titles (24.4%).
- 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 24.4% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 19.0% 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 New Lynn
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 4,513 | 54.6% |
| Cross lease | 2,016 | 24.4% |
| Unit title | 1,572 | 19.0% |
| Leasehold | 6 | 0.1% |
| Other record types | 162 | 2.0% |
| Total | 8,269 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How New Lynn compares
Nationally, 8.7% of live titles are cross-lease; New Lynn is about 2.8 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; New Lynn is about 1.7 times the overall Auckland share (14.4%).
How cross-leases in New Lynn are set up
Carports appear in more leases (32% of schemes, against 13% nationally).
More schemes have four or more flats on one section (22%, against 11% nationally), up to 24.
Three-flat schemes are more common here (23%, against 12% nationally).
| Scheme structure | New Lynn | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 683 | 39,589 | 87,651 |
| Two-flat schemes | 54.9% | 73.7% | 76.2% |
| Three-flat schemes | 22.5% | 14.0% | 12.2% |
| Four or more flats | 22.4% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,019 m² | 961 m² | 908 m² |
| Typical land per flat | 435 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 29.9% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 32.1% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 3.1% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 43.9% | 42.1% | 35.6% |
| Median year of earliest current title | 1988 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 358 | 26,275 | 54,978 |
Unit titles and leasehold in New Lynn
Unit titles are 19% of New Lynn's titles, above Auckland (15%) and well above New Zealand (8%). They belong to 151 developments, each run by a body corporate; 6 have 50 or more units.
The unit-title share is in the highest quarter of 160 in Auckland.
New titles in New Lynn since 2020
1,436 of New Lynn's current titles (17%) were first issued since 2020, close to Auckland's suburbs with new-title figures taken together (16%) and above New Zealand (12%).
18% are unit titles, in 11 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 1,148 | 650 |
| Unit title | 252 | 144 |
| Cross-lease | 21 | 10 |
| Leasehold | 2 | 0 |
| Other | 13 | 7 |
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 New Lynn
The typical building in New Lynn stands on ground sloping 3.6° (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 New Lynn
7% of New Lynn's titles are within 200 m of the sea or harbour edge, 20% within 500 m and 43% within 1 km. The typical title is 1.1 km 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 New Lynn: 2023 Census
New Lynn's titles fall in 13 census areas (Stats NZ statistical areas). The 4 shown below hold 59% of its titles; their figures are shown side by side and are not added together.
More households have no car in New Lynn Central South than across Auckland: 15.1% against 6.8%.
More workers commute by bus, train or ferry in New Lynn Central South than across Auckland: 14.9% against 7.8%.
Fewer homes are stand-alone houses in New Lynn Central South than across Auckland: 38.6% against 71.5%.
| Measure | New Lynn Central South 17% of titles | New Lynn North West 15% of titles | New Lynn North 14% of titles | New Lynn Seabrook 13% of titles | Auckland whole council |
|---|---|---|---|---|---|
| Usual residents | 3,312 | 3,219 | 3,162 | 2,931 | 1,656,486 |
| Change since 2018 | +18.6% | +3.2% | −3.3% | +1.6% | +5.4% |
| Change since 2013 | +16.6% | +17.0% | +7.3% | +11.3% | +17.0% |
| Median age | 36.5 | 35.6 | 35.4 | 35.3 | 35.9 |
| Households | 1,236 | 1,158 | 1,056 | 1,038 | 539,490 |
| Own or part-own their home (including family trusts) | 44.4% | 45.6% | 49.4% | 53.5% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 55.8% | 54.4% | 50.6% | 46.5% | 40.5% |
| Median household income | $86,400 | $92,300 | $92,300 | $92,500 | $116,800 |
| Median weekly rent, renting households | $450 | $490 | $490 | $484 | $540 |
| Dwellings unoccupied on census night | 6.3% | 6.7% | 9.2% | 4.9% | 8.8% |
| Ages | |||||
| Under 15 | 17.8% | 16.6% | 19.7% | 20.7% | 19.2% |
| 15 to 29 | 19.7% | 20.0% | 19.2% | 19.0% | 20.9% |
| 30 to 64 | 48.5% | 51.5% | 49.3% | 47.9% | 46.5% |
| 65 and over | 13.9% | 11.7% | 11.8% | 12.3% | 13.3% |
| Where people came from | |||||
| Born overseas | 55.6% | 53.6% | 46.6% | 47.7% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 21.2% | 21.2% | 16.2% | 18.4% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 55.2% | 48.6% | 44.6% | 42.3% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 5.8% | 5.9% | 5.9% | 5.2% | 5.6% |
| Moved here in the last year (of all residents) | 27.9% | 24.5% | 20.4% | 19.4% | 21.1% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 35.9% | 33.8% | 31.0% | 32.1% | 32.9% |
| Employed full-time | 50.4% | 54.0% | 52.2% | 52.5% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 5.3% | 3.9% | 3.8% | 4.4% | 3.3% |
| Managers and professionals (of those employed) | 40.5% | 42.6% | 39.9% | 44.0% | 47.5% |
| Median personal income | $38,400 | $41,400 | $40,100 | $40,400 | $44,700 |
| Getting to work (of those employed) | |||||
| Work from home | 15.7% | 15.2% | 13.9% | 17.1% | 18.2% |
| Car, truck or van | 63.2% | 67.0% | 70.1% | 70.1% | 68.6% |
| Bus, train or ferry | 14.9% | 13.5% | 11.5% | 9.0% | 7.8% |
| Walk or cycle | 5.0% | 3.1% | 3.5% | 2.4% | 4.2% |
| Households and families | |||||
| One-person households | 27.8% | 21.8% | 20.0% | 23.0% | 18.5% |
| Average people per household | 2.6 | 2.8 | 2.9 | 2.8 | 3 |
| Households with no motor vehicle | 15.1% | 11.7% | 9.8% | 9.3% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 11.9% | 10.5% | 12.3% | 10.2% | 8.8% |
| Couples with children (of families) | 46.5% | 44.5% | 46.4% | 46.3% | 47.2% |
| Couples without children | 30.4% | 37.5% | 31.7% | 31.7% | 35.5% |
| One-parent families | 23.1% | 18.0% | 22.6% | 22.4% | 17.3% |
| Homes | |||||
| Separate (stand-alone) houses | 38.6% | 62.0% | 61.5% | 68.5% | 71.5% |
| Average bedrooms | 2.5 | 2.7 | 2.8 | 2.9 | 3.1 |
| Heated with a heat pump | 60.3% | 69.3% | 63.3% | 67.3% | 66.3% |
| Damp, always or sometimes | 18.3% | 21.3% | 27.5% | 26.8% | 20.1% |
| Mould over A4 size, always or sometimes | 17.0% | 18.1% | 25.7% | 24.0% | 17.4% |
Rents around New Lynn
New tenancies in New Lynn Central South in the April–June 2026 quarter had a median rent of $570 a week (up 0.0% on a year earlier). That is slightly below the typical suburb in Auckland ($675), and close to the national median ($600); in the lowest quarter of 129 in Auckland.
| April–June 2026 | New Lynn Central South 17% of titles | New Lynn North West 15% of titles | New Lynn North 14% of titles | New Lynn Seabrook 13% of titles | New Zealand |
|---|---|---|---|---|---|
| Median weekly rent, new tenancies | $570 | $650 | $580 | $638 | $600 |
| Middle half of rents | $406–$718 | $560–$700 | $480–$650 | $494–$650 | $490–$700 |
| Change in median on a year earlier | +0.0% | +11.1% | +3.6% | +13.9% | +0.2% |
| Bonds lodged in the quarter | 54 | 39 | 27 | 18 | 40,827 |
Schools and hospitals near New Lynn
LINZ maps 5 school sites inside New Lynn, among them Arahoe School (Contributing) and Fruitvale Road School (Contributing).
- Arahoe School (Contributing)
- Fruitvale Road School (Contributing)
- Iqra School (Composite)
- New Lynn School (Contributing)
- Oaklynn Special School (Specialist School)
- Nearest school: New Lynn School (0.2 km)
- Nearest secondary school: Iqra School (0.8 km)
- Nearest public general hospital: Waitakere Hospital (6.4 km)
School enrolment zones in New Lynn: a guide
Two secondary schools have a home zone covering most of New Lynn's titles: Kelston Boys' High School and Kelston Girls' College.
- New Lynn School (primary, Years 1–6): about 40% of titles
- Kelston School (primary, Years 1–6): about 20% of titles
- Fruitvale Road School (primary, Years 1–6): about 20% of titles
- Arahoe School (primary, Years 1–6): about 20% of titles
- Kelston Intermediate (intermediate, Years 7–8): about 80% of titles
- Blockhouse Bay Intermediate (intermediate, Years 7–8): about 50% of titles
- Glen Eden Intermediate (intermediate, Years 7–8): about 5% of titles
- Kelston Boys' High School (secondary): about 80% of titles
- Kelston Girls' College (secondary): about 80% of titles
- Green Bay High School (secondary): about 35% 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 New Lynn
100% of New Lynn's titles are within 400 m of a stop with a scheduled weekday service, above Auckland as a whole (82%).
54% are that close to a frequent stop (60 or more departures that day), close to the council (54%).
54% are within 800 m of a train station or ferry wharf.
The typical title is 137 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near New Lynn
OpenStreetMap maps 24 places of worship inside New Lynn (19 Christian, 1 Buddhist, 4 Muslim).
Nearest mapped place of each tradition within 10 km:
- Christian: New Lynn Samoan Seventh-Day Adventist Church, under 1 km away
- Hindu: unnamed, 2.2 km away
- Buddhist: Ratanadipa Buddhist Temple, under 1 km away
- Muslim: Imam Reza Mosque, under 1 km away
- Jewish: Beth Shalom Progressive Synagogue, 9.4 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%)
- Mount Eden: 2,005 cross-lease titles (20.7%)
- Onehunga: 1,985 cross-lease titles (22.3%)
Suburbs like New Lynn
The closest match on the measures on this site is Mount Wellington in Auckland, nearest on schools, distance to the coast, 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 |
|---|---|---|---|---|---|
| Mount Wellington | Auckland | 24.1% | No data | No data | schools, distance to the coast, unit-title share |
| Panmure | Auckland | 19.7% | $550 | 36.8 | older residents, distance to the coast, median age |
| Onehunga | Auckland | 22.3% | $560 | 37.3 | schools, distance to the coast, distance to a hospital |
| Northcote, Auckland | Auckland | 25.3% | $648 | 32.3 | schools, distance to the coast, elevation |
| Mount Albert | Auckland | 20.5% | $650 | 33.2 | children, distance to the coast, distance to a hospital |
Questions
What is the rent in New Lynn?
New tenancies in New Lynn Central South (the rent area for part of New Lynn) had a median rent of $570 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 $406 to $718.
What schools are in New Lynn?
LINZ maps 5 school sites inside New Lynn, including Arahoe School, Fruitvale Road School and Iqra School. The nearest secondary school to its centre is Iqra School (0.8 km in a straight line). Secondary-school home zones covering most of its titles are Kelston Boys' High School and Kelston Girls' College; check the school's own zone map for any address.