Living in Royal Oak: rents, schools, census and property titles
The 1,955 live property titles in Royal Oak, Auckland are a mix, led by cross-lease at 45%, as recorded by LINZ on 30 September 2026.
- Cross-lease titles
- 883
- Share of live titles
- 45.2%
- Live titles in total
- 1,955
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 3 of 160
- Rank by share in New Zealand
- 3 of 644
Royal Oak at a glance
Where Royal Oak differs most from suburbs across New Zealand: cross-lease share of titles (higher than 99% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Royal Oak is listed under Auckland.
- 1,955 live titles are recorded here, including 883 cross-lease titles (45.2%).
- 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 45.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 9.4% 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 Royal Oak
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 860 | 44.0% |
| Cross lease | 883 | 45.2% |
| Unit title | 184 | 9.4% |
| Leasehold | 6 | 0.3% |
| Other record types | 22 | 1.1% |
| Total | 1,955 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Royal Oak compares
Nationally, 8.7% of live titles are cross-lease; Royal Oak is about 5.2 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Royal Oak is about 3.1 times the overall Auckland share (14.4%).
Its cross-lease share is 3rd highest of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Royal Oak are set up
More schemes have four or more flats on one section (25%, against 11% nationally), up to 12.
Carports appear in more leases (19% of schemes, against 13% nationally).
Three-flat schemes are more common here (17%, against 12% nationally).
| Scheme structure | Royal Oak | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 308 | 39,589 | 87,651 |
| Two-flat schemes | 57.8% | 73.7% | 76.2% |
| Three-flat schemes | 17.2% | 14.0% | 12.2% |
| Four or more flats | 25.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 902 m² | 961 m² | 908 m² |
| Typical land per flat | 404 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 28.2% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 18.8% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 4.2% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 40.6% | 42.1% | 35.6% |
| Median year of earliest current title | 1989 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 173 | 26,275 | 54,978 |
Unit titles and leasehold in Royal Oak
Unit titles are 9% of Royal Oak's titles, well below Auckland (15%) and slightly above New Zealand (8%). They belong to 27 developments, each run by a body corporate; 1 has 50 or more units.
New titles in Royal Oak since 2020
195 of Royal Oak's current titles (10%) were first issued since 2020, well below Auckland's suburbs with new-title figures taken together (16%) and slightly below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 186 | 112 |
| Unit title | 0 | 0 |
| Cross-lease | 8 | 1 |
| Leasehold | 1 | 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 Royal Oak
The typical building in Royal Oak stands on ground sloping 2.0° (read on an 8 m grid, so short steep banks may be understated), in the flattest quarter of 160 in Auckland.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Royal Oak
Royal Oak is inland: the typical title is 1.7 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 Royal Oak: 2023 Census
Royal Oak's titles fall in 6 census areas (Stats NZ statistical areas). The 2 shown below hold 95% of its titles; their figures are shown side by side and are not added together.
More households have no car in Royal Oak East (Auckland) than across Auckland: 14.3% against 6.8%.
Fewer homes are stand-alone houses in Royal Oak East (Auckland) than across Auckland: 40.5% against 71.5%.
More workers commute by bus, train or ferry in Royal Oak East (Auckland) than across Auckland: 12.7% against 7.8%.
| Measure | Royal Oak East (Auckland) 53% of titles | Royal Oak West (Auckland) 41% of titles | Auckland whole council |
|---|---|---|---|
| Usual residents | 2,685 | 2,673 | 1,656,486 |
| Change since 2018 | −5.2% | +6.8% | +5.4% |
| Change since 2013 | +4.6% | +13.8% | +17.0% |
| Median age | 38.7 | 39 | 35.9 |
| Households | 1,044 | 873 | 539,490 |
| Own or part-own their home (including family trusts) | 42.5% | 57.4% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 57.2% | 43.0% | 40.5% |
| Median household income | $97,900 | $120,400 | $116,800 |
| Median weekly rent, renting households | $530 | $650 | $540 |
| Dwellings unoccupied on census night | 7.0% | 10.8% | 8.8% |
| Ages | |||
| Under 15 | 14.2% | 14.6% | 19.2% |
| 15 to 29 | 19.9% | 21.4% | 20.9% |
| 30 to 64 | 46.3% | 43.2% | 46.5% |
| 65 and over | 19.9% | 20.9% | 13.3% |
| Where people came from | |||
| Born overseas | 49.9% | 49.0% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 24.2% | 18.8% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.2% | 46.3% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 7.2% | 6.2% | 5.6% |
| Moved here in the last year (of all residents) | 28.5% | 25.3% | 21.1% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 41.3% | 44.4% | 32.9% |
| Employed full-time | 51.4% | 52.1% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.9% | 2.4% | 3.3% |
| Managers and professionals (of those employed) | 53.3% | 57.0% | 47.5% |
| Median personal income | $45,200 | $45,000 | $44,700 |
| Getting to work (of those employed) | |||
| Work from home | 16.6% | 19.3% | 18.2% |
| Car, truck or van | 64.1% | 60.2% | 68.6% |
| Bus, train or ferry | 12.7% | 13.6% | 7.8% |
| Walk or cycle | 5.6% | 4.6% | 4.2% |
| Households and families | |||
| One-person households | 29.6% | 21.5% | 18.5% |
| Average people per household | 2.5 | 2.8 | 3 |
| Households with no motor vehicle | 14.3% | 7.2% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 9.2% | 6.0% | 8.8% |
| Couples with children (of families) | 44.3% | 45.0% | 47.2% |
| Couples without children | 38.5% | 43.1% | 35.5% |
| One-parent families | 16.7% | 11.8% | 17.3% |
| Homes | |||
| Separate (stand-alone) houses | 40.5% | 69.2% | 71.5% |
| Average bedrooms | 2.6 | 3 | 3.1 |
| Heated with a heat pump | 70.0% | 66.3% | 66.3% |
| Damp, always or sometimes | 20.0% | 18.8% | 20.1% |
| Mould over A4 size, always or sometimes | 19.7% | 15.8% | 17.4% |
Rents around Royal Oak
New tenancies in Royal Oak East (Auckland) in the April–June 2026 quarter had a median rent of $600 a week (down 3.2% 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 | Royal Oak East (Auckland) 53% of titles | Royal Oak West (Auckland) 41% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $600 | $728 | $600 |
| Middle half of rents | $475–$700 | $700–$950 | $490–$700 |
| Change in median on a year earlier | −3.2% | −15.3% | +0.2% |
| Bonds lodged in the quarter | 39 | 30 | 40,827 |
Schools and hospitals near Royal Oak
LINZ maps 3 school sites inside Royal Oak, among them Marcellin College (Secondary (Year 7-15)) and Royal Oak Intermediate School (Intermediate).
- Marcellin College (Secondary (Year 7-15))
- Royal Oak Intermediate School (Intermediate)
- Royal Oak School (Contributing)
- Nearest school: Royal Oak School (0.3 km)
- Nearest secondary school: Marcellin College (0.5 km)
- Nearest public general hospital: Auckland City Hospital (5.7 km)
School enrolment zones in Royal Oak: a guide
Two secondary schools have a home zone covering most of Royal Oak's titles: Baradene College and Onehunga High School.
- Royal Oak School (primary, Years 1–6): about 85% of titles
- Onehunga Primary School (primary, Years 1–6): about 10% of titles
- Three Kings School (primary, Years 1–6): about 10% of titles
- Royal Oak Intermediate School (intermediate, Years 7–8): all or nearly all titles
- Mt Roskill Intermediate (intermediate, Years 7–8): about 5% of titles
- Baradene College (secondary): all or nearly all titles
- Onehunga High School (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 Royal Oak
96% of Royal Oak's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
94% are that close to a frequent stop (60 or more departures that day), well above the council (54%); in the highest quarter of 160 in Auckland.
The typical title is 128 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Royal Oak
OpenStreetMap maps 10 places of worship inside Royal Oak (9 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Saint John the Evangelist, under 1 km away
- Hindu: Shri Shirdi Saibaba Mandir, 1.8 km away
- Buddhist: New Zealand Tsi MIng Temple, 3.2 km away
- Muslim: Al Rahman Masjid - Al Manar Islamic Trust, 1.9 km away
- Sikh: Gurdwara Sahib, 7.8 km away
- Jewish: Beth Shalom Progressive Synagogue, 3.1 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 Royal Oak
The closest match on the measures on this site is Milford, Auckland in Auckland, nearest on land per flat, damp homes, distance to the coast. 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 |
|---|---|---|---|---|---|
| Milford, Auckland | Auckland | 48.0% | $750 | 41.6 | land per flat, damp homes, distance to the coast |
| Greenlane | Auckland | 36.0% | $820 | 36.5 | commuting on foot or by bike, land per flat, distance to the coast |
| Belmont, Auckland | Auckland | 37.2% | No data | 38 | schools, degrees, land per flat |
| Sandringham | Auckland | 31.7% | $618 | 35.1 | population change, slope, near a frequent stop |
| Ellerslie | Auckland | 34.2% | $650 | 36.6 | land per flat, distance to a hospital, population change |
Questions
What is the rent in Royal Oak?
New tenancies in Royal Oak East (Auckland) (the rent area for part of Royal Oak) had a median rent of $600 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 $475 to $700.
What schools are in Royal Oak?
LINZ maps 3 school sites inside Royal Oak: Marcellin College, Royal Oak Intermediate School and Royal Oak School. The nearest secondary school to its centre is Marcellin College (0.5 km in a straight line). Secondary-school home zones covering most of its titles are Baradene College and Onehunga High School; check the school's own zone map for any address.