Living in Red Beach: schools, census and property titles
The 3,369 live property titles in Red Beach, Auckland are almost all freehold (80%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 536 (15.9%), well above the national share of 8.7%.
- Cross-lease titles
- 536
- Share of live titles
- 15.9%
- Live titles in total
- 3,369
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 88 of 160
- Rank by share in New Zealand
- joint 195 of 644
Red Beach at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Red Beach is listed under Auckland.
- 3,369 live titles are recorded here, including 536 cross-lease titles (15.9%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
Contextual observations
- Cross-lease titles make up 15.9% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 3.3% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Red Beach
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,700 | 80.1% |
| Cross lease | 536 | 15.9% |
| Unit title | 110 | 3.3% |
| Leasehold | 12 | 0.4% |
| Other record types | 11 | 0.3% |
| Total | 3,369 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Red Beach compares
Nationally, 8.7% of live titles are cross-lease; Red Beach is about 1.8 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Red Beach is slightly higher than the overall Auckland share (14.4%).
How cross-leases in Red Beach are set up
Fewer schemes have four or more flats on one section (3%, against 11% nationally), up to 36.
Carports appear in fewer leases (6% of schemes, against 13% nationally).
Three-flat schemes are less common here (6%, against 12% nationally).
| Scheme structure | Red Beach | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 257 | 39,589 | 87,651 |
| Two-flat schemes | 91.1% | 73.7% | 76.2% |
| Three-flat schemes | 6.2% | 14.0% | 12.2% |
| Four or more flats | 2.7% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 839 m² | 961 m² | 908 m² |
| Typical land per flat | 410 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 14.8% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 6.2% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 7.4% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 53.7% | 42.1% | 35.6% |
| Median year of earliest current title | 1987 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 222 | 26,275 | 54,978 |
Unit titles and leasehold in Red Beach
Unit titles are 3% of Red Beach's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 11 developments, each run by a body corporate; half have 2 units or fewer.
12 titles (0.4%) 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 | 5 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 7 |
New titles in Red Beach since 2020
250 of Red Beach's current titles (7%) 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 | 235 | 118 |
| Unit title | 0 | 0 |
| Cross-lease | 15 | 12 |
| Leasehold | 0 | 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 Red Beach
The typical building in Red Beach stands on ground sloping 5.8° (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 Red Beach
19% of Red Beach's titles are within 200 m of the sea or harbour edge, 66% within 500 m and 100% within 1 km. The typical title is 410 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 Red Beach: 2023 Census
Red Beach's titles fall in 4 census areas (Stats NZ statistical areas). The 3 shown below hold 99% of its titles; their figures are shown side by side and are not added together.
Fewer households have no car in Red Beach East than across Auckland: 3.4% against 6.8%.
More residents are 65 or over in Red Beach East than across Auckland: 25.1% against 13.3%.
Fewer residents were born overseas in Red Beach East than across Auckland: 26.8% against 42.9%.
| Measure | Red Beach East 43% of titles | Red Beach West 34% of titles | Kingsway 22% of titles | Auckland whole council |
|---|---|---|---|---|
| Usual residents | 3,987 | 3,210 | 2,346 | 1,656,486 |
| Change since 2018 | −0.9% | +50.3% | +7.3% | +5.4% |
| Change since 2013 | +5.6% | +65.1% | +28.2% | +17.0% |
| Median age | 47.1 | 44.9 | 39.4 | 35.9 |
| Households | 1,515 | 1,203 | 771 | 539,490 |
| Own or part-own their home (including family trusts) | 78.4% | 82.8% | 72.8% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 21.6% | 17.2% | 26.8% | 40.5% |
| Median household income | $103,100 | $92,200 | $134,000 | $116,800 |
| Median weekly rent, renting households | $560 | $600 | $680 | $540 |
| Dwellings unoccupied on census night | 14.2% | 7.5% | 4.4% | 8.8% |
| Ages | ||||
| Under 15 | 16.6% | 17.1% | 21.4% | 19.2% |
| 15 to 29 | 15.2% | 13.6% | 18.0% | 20.9% |
| 30 to 64 | 43.0% | 39.7% | 48.0% | 46.5% |
| 65 and over | 25.1% | 29.6% | 12.7% | 13.3% |
| Where people came from | ||||
| Born overseas | 26.8% | 34.3% | 40.5% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 16.0% | 15.7% | 17.2% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 37.3% | 58.1% | 45.3% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 3.8% | 4.4% | 4.7% | 5.6% |
| Moved here in the last year (of all residents) | 13.6% | 20.6% | 17.8% | 21.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 27.4% | 25.7% | 31.1% | 32.9% |
| Employed full-time | 47.5% | 45.7% | 56.0% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.5% | 1.5% | 1.5% | 3.3% |
| Managers and professionals (of those employed) | 49.9% | 50.2% | 52.4% | 47.5% |
| Median personal income | $43,500 | $38,100 | $49,600 | $44,700 |
| Getting to work (of those employed) | ||||
| Work from home | 21.5% | 23.9% | 19.0% | 18.2% |
| Car, truck or van | 69.0% | 67.6% | 70.3% | 68.6% |
| Bus, train or ferry | 6.5% | 5.1% | 7.1% | 7.8% |
| Walk or cycle | 2.3% | 2.8% | 2.7% | 4.2% |
| Households and families | ||||
| One-person households | 24.5% | 26.4% | 13.3% | 18.5% |
| Average people per household | 2.5 | 2.5 | 3 | 3 |
| Households with no motor vehicle | 3.4% | 5.1% | 2.1% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 2.5% | 2.3% | 3.6% | 8.8% |
| Couples with children (of families) | 41.9% | 41.1% | 56.0% | 47.2% |
| Couples without children | 46.6% | 46.6% | 31.7% | 35.5% |
| One-parent families | 11.8% | 12.3% | 12.4% | 17.3% |
| Homes | ||||
| Separate (stand-alone) houses | 76.0% | 58.5% | 91.9% | 71.5% |
| Average bedrooms | 3.1 | 3.1 | 3.6 | 3.1 |
| Heated with a heat pump | 68.9% | 75.7% | 74.2% | 66.3% |
| Damp, always or sometimes | 14.1% | 12.1% | 8.8% | 20.1% |
| Mould over A4 size, always or sometimes | 10.6% | 9.9% | 8.3% | 17.4% |
Schools and hospitals near Red Beach
LINZ maps 2 school sites inside Red Beach, among them KingsWay School (Composite) and Red Beach School (Contributing).
- KingsWay School (Composite)
- Red Beach School (Contributing)
- Nearest school: Red Beach School (0.3 km)
- Nearest secondary school: KingsWay School (1.4 km)
- Nearest public general hospital: North Shore Hospital (19.9 km)
School enrolment zones in Red Beach: a guide
One secondary school has a home zone covering most of Red Beach's titles: Whangaparaoa College.
- Red Beach School (primary, Years 1–6): about 80% of titles
- Silverdale School (primary, Years 1–6): about 20% of titles
- Whangaparaoa College (secondary): about 80% of titles
- Orewa College (secondary): about 45% 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 Red Beach
96% of Red Beach's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
45% are that close to a frequent stop (60 or more departures that day), slightly below the council (54%).
The typical title is 178 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Red Beach
OpenStreetMap maps 3 places of worship inside Red Beach (3 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Red Beach Methodist Church, under 1 km away
- Muslim: Hibiscus Coast Islamic Centre, 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 Red Beach
The closest match on the measures on this site is Manly in Auckland, nearest on distance to the coast, population change, 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 |
|---|---|---|---|---|---|
| Manly | Auckland | 30.4% | $680 | 44.2 | distance to the coast, population change, commuting on foot or by bike |
| Cockle Bay | Auckland | 18.6% | $650 | 44.2 | schools, distance to the coast, working from home |
| Half Moon Bay, Auckland | Auckland | 23.9% | $655 | 44.6 | distance to the coast, elevation, land per flat |
| Raumati Beach | Kapiti Coast District | 18.3% | $655 | 45.6 | schools, distance to the coast, land per flat |
| Green Bay | Auckland | 15.0% | No data | 46.3 | children, schools, distance to the coast |
Questions
What schools are in Red Beach?
LINZ maps 2 school sites inside Red Beach: KingsWay School and Red Beach School. The nearest secondary school to its centre is KingsWay School (1.4 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.