Living in New Windsor: rents, schools, census and property titles
The 2,331 live property titles in New Windsor, Auckland are almost all freehold (86%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 260 (11.2%), above the national share of 8.7%.
New Windsor cross-lease titles
- Cross-lease titles
- 260
- Share of live titles
- 11.2%
- Live titles in total
- 2,331
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- joint 110 of 160
- Rank by share in New Zealand
- joint 296 of 644
New Windsor at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- New Windsor is listed under Auckland.
- 2,331 live titles are recorded here, including 260 cross-lease titles (11.2%).
- 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 11.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 2.6% 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 Windsor
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,995 | 85.6% |
| Cross lease | 260 | 11.2% |
| Unit title | 60 | 2.6% |
| Leasehold | 0 | 0.0% |
| Other record types | 16 | 0.7% |
| Total | 2,331 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How New Windsor compares
Nationally, 8.7% of live titles are cross-lease; New Windsor is higher than the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; New Windsor is lower than the overall Auckland share (14.4%).
How cross-leases in New Windsor are set up
Carports appear in more leases (22% of schemes, against 13% nationally).
Three-flat schemes are more common here (17%, against 12% nationally).
More land per flat than is typical in New Zealand: about 534 m² per flat, against 408 m².
| Scheme structure | New Windsor | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 107 | 39,589 | 87,651 |
| Two-flat schemes | 70.1% | 73.7% | 76.2% |
| Three-flat schemes | 16.8% | 14.0% | 12.2% |
| Four or more flats | 13.1% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,141 m² | 961 m² | 908 m² |
| Typical land per flat | 534 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 28.0% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 21.5% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 4.7% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 42.1% | 42.1% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 65 | 26,275 | 54,978 |
Unit titles and leasehold in New Windsor
Unit titles are 3% of New Windsor's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 8 developments, each run by a body corporate; half have 3 units or fewer.
New titles in New Windsor since 2020
407 of New Windsor'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%).
Most came recently: 293 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 357 | 251 |
| Unit title | 42 | 36 |
| Cross-lease | 5 | 5 |
| Leasehold | 0 | 0 |
| Other | 3 | 1 |
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 Windsor
The typical building in New Windsor stands on ground sloping 6.1° (read on an 8 m grid, so short steep banks may be understated), in the steepest quarter of 160 in Auckland.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from New Windsor
New Windsor is inland: the typical title is 2.0 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 New Windsor: 2023 Census
New Windsor's titles fall in 7 census areas (Stats NZ statistical areas). The 3 shown below hold 90% of its titles; their figures are shown side by side and are not added together.
Fewer households have no car in New Windsor North than across Auckland: 2.9% against 6.8%.
Fewer people live alone in New Windsor North than across Auckland: 12.4% against 18.5%.
More residents were born overseas in New Windsor North than across Auckland: 55.3% against 42.9%.
| Measure | New Windsor North 43% of titles | New Windsor South 26% of titles | New Windsor East 21% of titles | Auckland whole council |
|---|---|---|---|---|
| Usual residents | 3,306 | 1,983 | 2,448 | 1,656,486 |
| Change since 2018 | +1.8% | −1.6% | −1.8% | +5.4% |
| Change since 2013 | +9.3% | +5.8% | +2.8% | +17.0% |
| Median age | 36 | 35.4 | 32.9 | 35.9 |
| Households | 945 | 579 | 705 | 539,490 |
| Own or part-own their home (including family trusts) | 56.2% | 60.6% | 49.8% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 43.8% | 38.9% | 50.2% | 40.5% |
| Median household income | $121,800 | $115,200 | $115,300 | $116,800 |
| Median weekly rent, renting households | $584 | $595 | $552 | $540 |
| Dwellings unoccupied on census night | 3.6% | 5.8% | 4.4% | 8.8% |
| Ages | ||||
| Under 15 | 16.4% | 18.9% | 19.4% | 19.2% |
| 15 to 29 | 21.7% | 20.1% | 24.5% | 20.9% |
| 30 to 64 | 49.8% | 47.4% | 45.8% | 46.5% |
| 65 and over | 12.1% | 13.5% | 10.2% | 13.3% |
| Where people came from | ||||
| Born overseas | 55.3% | 51.8% | 54.1% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 20.3% | 16.9% | 16.2% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 41.1% | 37.4% | 41.6% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 5.3% | 4.6% | 4.4% | 5.6% |
| Moved here in the last year (of all residents) | 20.9% | 17.0% | 19.7% | 21.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 34.3% | 34.3% | 31.7% | 32.9% |
| Employed full-time | 53.5% | 53.0% | 51.8% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.3% | 3.0% | 4.6% | 3.3% |
| Managers and professionals (of those employed) | 42.3% | 43.4% | 41.6% | 47.5% |
| Median personal income | $38,900 | $40,200 | $39,100 | $44,700 |
| Getting to work (of those employed) | ||||
| Work from home | 16.6% | 16.8% | 14.2% | 18.2% |
| Car, truck or van | 70.2% | 71.7% | 76.2% | 68.6% |
| Bus, train or ferry | 8.9% | 8.7% | 6.3% | 7.8% |
| Walk or cycle | 3.0% | 2.0% | 2.4% | 4.2% |
| Households and families | ||||
| One-person households | 12.4% | 14.1% | 10.0% | 18.5% |
| Average people per household | 3.4 | 3.3 | 3.5 | 3 |
| Households with no motor vehicle | 2.9% | 3.9% | 4.8% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 11.6% | 9.7% | 18.4% | 8.8% |
| Couples with children (of families) | 52.0% | 56.8% | 49.8% | 47.2% |
| Couples without children | 33.1% | 30.9% | 27.6% | 35.5% |
| One-parent families | 15.0% | 11.7% | 22.7% | 17.3% |
| Homes | ||||
| Separate (stand-alone) houses | 86.3% | 88.1% | 80.9% | 71.5% |
| Average bedrooms | 3.4 | 3.4 | 3.3 | 3.1 |
| Heated with a heat pump | 66.2% | 66.3% | 69.2% | 66.3% |
| Damp, always or sometimes | 25.9% | 26.9% | 25.4% | 20.1% |
| Mould over A4 size, always or sometimes | 24.0% | 22.8% | 25.5% | 17.4% |
Rents around New Windsor
New tenancies in New Windsor North in the April–June 2026 quarter had a median rent of $637 a week (up 2.7% on a year earlier). That is close to 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 Windsor North 43% of titles | New Windsor South 47% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $637 | $700 | $600 |
| Middle half of rents | $415–$753 | $658–$760 | $490–$700 |
| Change in median on a year earlier | +2.7% | +4.0% | +0.2% |
| Bonds lodged in the quarter | 48 | 21 | 40,827 |
Schools and hospitals near New Windsor
LINZ maps 2 school sites inside New Windsor, among them Christ the King Catholic School (Owairaka) (Full Primary) and New Windsor School (Contributing).
- Christ the King Catholic School (Owairaka) (Full Primary)
- New Windsor School (Contributing)
- Nearest school: New Windsor School (0.4 km)
- Nearest secondary school: Elim Christian College Mt Albert (1.7 km)
- Nearest public general hospital: Auckland City Hospital (7.0 km)
School enrolment zones in New Windsor: a guide
One secondary school has a home zone covering most of New Windsor's titles: Avondale College.
- New Windsor School (primary, Years 1–6): about 95% of titles
- Avondale Primary School (Auckland) (primary, Years 1–6): about 5% of titles
- Marshall Laing School (primary, Years 1–6): about 5% of titles
- Glenavon School (primary, Years 1–8): about 5% of titles
- Blockhouse Bay Intermediate (intermediate, Years 7–8): about 85% of titles
- Wesley Intermediate (intermediate, Years 7–8): about 60% of titles
- Avondale Intermediate (intermediate, Years 7–8): about 5% of titles
- Avondale College (secondary): about 60% of titles
- Lynfield College (secondary): about 40% 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 Windsor
98% of New Windsor's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
67% are that close to a frequent stop (60 or more departures that day), above the council (54%).
8% are within 800 m of a train station or ferry wharf.
The typical title is 163 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 Windsor
OpenStreetMap maps 1 place of worship inside New Windsor (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Christ The King Catholic Church, under 1 km away
- Hindu: unnamed, 1.3 km away
- Buddhist: Dorje Chang Institute for Wisdom Culture, 1.7 km away
- Muslim: Al Hijaz Masjid, under 1 km away
- Jewish: Beth Shalom Progressive Synagogue, 6.0 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 New Windsor
The closest match on the measures on this site is Northcross 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 |
|---|---|---|---|---|---|
| Northcross | Auckland | 18.9% | $710 | 38.4 | schools, distance to the coast, unit-title share |
| Blockhouse Bay | Auckland | 17.4% | No data | 38.2 | home ownership, recent movers within NZ, distance to the coast |
| Lynfield | Auckland | 17.0% | $600 | 35.6 | population change, unit-title share, slope |
| Pakuranga Heights | Auckland | 13.9% | $700 | 36 | median age, older residents, new titles |
| Sunnyvale | Auckland | 14.7% | $600 | 33.7 | unit-title share, distance to the coast, household income |
Questions
What is the rent in New Windsor?
New tenancies in New Windsor North (the rent area for part of New Windsor) had a median rent of $637 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 $415 to $753.
What schools are in New Windsor?
LINZ maps 2 school sites inside New Windsor: Christ the King Catholic School (Owairaka) and New Windsor School. The nearest secondary school to its centre is Elim Christian College Mt Albert (1.7 km in a straight line). The secondary-school home zone covering most of its titles is Avondale College; check the school's own zone map for any address.