Living in Sandringham: rents, schools, census and property titles
The 4,230 live property titles in Sandringham, Auckland are mostly freehold (55%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 1,339 (31.7%), well above the national share of 8.7%.
Sandringham cross-lease titles
- Cross-lease titles
- 1,339
- Share of live titles
- 31.7%
- Live titles in total
- 4,230
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 21 of 160
- Rank by share in New Zealand
- 23 of 644
Sandringham at a glance
Where Sandringham differs most from suburbs across New Zealand: cross-lease share of titles (higher 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
- Sandringham is listed under Auckland.
- 4,230 live titles are recorded here, including 1,339 cross-lease titles (31.7%).
- 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 31.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 11.1% 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 Sandringham
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,334 | 55.2% |
| Cross lease | 1,339 | 31.7% |
| Unit title | 469 | 11.1% |
| Leasehold | 6 | 0.1% |
| Other record types | 82 | 1.9% |
| Total | 4,230 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Sandringham compares
Nationally, 8.7% of live titles are cross-lease; Sandringham is about 3.6 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Sandringham is about 2.2 times the overall Auckland share (14.4%).
Its cross-lease share is in the highest quarter of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Sandringham are set up
More schemes have four or more flats on one section (28%, against 11% nationally), up to 12.
Carports appear in more leases (30% of schemes, against 13% nationally).
Three-flat schemes are more common here (17%, against 12% nationally).
| Scheme structure | Sandringham | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 418 | 39,589 | 87,651 |
| Two-flat schemes | 55.0% | 73.7% | 76.2% |
| Three-flat schemes | 17.0% | 14.0% | 12.2% |
| Four or more flats | 27.8% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 812 m² | 961 m² | 908 m² |
| Typical land per flat | 340 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 30.1% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 29.9% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 4.1% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 36.1% | 42.1% | 35.6% |
| Median year of earliest current title | 1988 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 147 | 26,275 | 54,978 |
Unit titles and leasehold in Sandringham
Unit titles are 11% of Sandringham's titles, below Auckland (15%) and above New Zealand (8%). They belong to 80 developments, each run by a body corporate; half have 4 units or fewer.
New titles in Sandringham since 2020
336 of Sandringham'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%).
27% are unit titles, in 8 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 222 | 152 |
| Unit title | 92 | 9 |
| Cross-lease | 14 | 10 |
| Leasehold | 0 | 0 |
| Other | 8 | 2 |
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 Sandringham
The typical building in Sandringham 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 Sandringham
Sandringham is inland: the typical title is 3.1 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 Sandringham: 2023 Census
Sandringham's titles fall in 7 census areas (Stats NZ statistical areas). The 4 shown below hold 98% of its titles; their figures are shown side by side and are not added together.
More workers commute by bus, train or ferry in Sandringham North than across Auckland: 16.3% against 7.8%.
More workers walk or cycle to work in Sandringham North than across Auckland: 8.7% against 4.2%.
More adults hold a degree in Sandringham North than across Auckland: 50.4% against 32.9%.
| Measure | Sandringham North 29% of titles | Sandringham East 27% of titles | Sandringham Central 21% of titles | Sandringham West 20% of titles | Auckland whole council |
|---|---|---|---|---|---|
| Usual residents | 3,693 | 3,171 | 2,271 | 2,382 | 1,656,486 |
| Change since 2018 | −5.2% | −7.8% | −4.8% | +1.9% | +5.4% |
| Change since 2013 | +1.7% | −3.1% | +3.1% | +11.7% | +17.0% |
| Median age | 35.1 | 35.7 | 33.9 | 34.5 | 35.9 |
| Households | 1,293 | 1,113 | 771 | 780 | 539,490 |
| Own or part-own their home (including family trusts) | 53.1% | 48.5% | 47.5% | 54.6% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 46.6% | 51.5% | 52.9% | 45.8% | 40.5% |
| Median household income | $138,000 | $113,300 | $107,200 | $137,600 | $116,800 |
| Median weekly rent, renting households | $540 | $480 | $505 | $560 | $540 |
| Dwellings unoccupied on census night | 8.2% | 9.0% | 8.7% | 7.7% | 8.8% |
| Ages | |||||
| Under 15 | 17.2% | 17.2% | 17.8% | 17.6% | 19.2% |
| 15 to 29 | 23.6% | 22.3% | 23.8% | 22.8% | 20.9% |
| 30 to 64 | 49.9% | 50.9% | 46.9% | 51.1% | 46.5% |
| 65 and over | 9.3% | 9.5% | 11.5% | 8.6% | 13.3% |
| Where people came from | |||||
| Born overseas | 38.2% | 44.5% | 47.0% | 46.3% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 26.6% | 23.7% | 24.5% | 26.0% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 43.0% | 40.2% | 41.6% | 43.8% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 6.4% | 6.8% | 6.1% | 7.2% | 5.6% |
| Moved here in the last year (of all residents) | 25.1% | 22.4% | 27.9% | 26.6% | 21.1% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 50.4% | 43.9% | 41.9% | 47.4% | 32.9% |
| Employed full-time | 59.3% | 55.4% | 55.3% | 62.2% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 3.3% | 3.5% | 2.1% | 3.3% |
| Managers and professionals (of those employed) | 59.9% | 54.0% | 51.1% | 55.5% | 47.5% |
| Median personal income | $54,500 | $45,900 | $43,700 | $54,100 | $44,700 |
| Getting to work (of those employed) | |||||
| Work from home | 20.6% | 17.9% | 16.9% | 19.7% | 18.2% |
| Car, truck or van | 52.4% | 59.4% | 56.5% | 60.7% | 68.6% |
| Bus, train or ferry | 16.3% | 15.1% | 16.2% | 14.3% | 7.8% |
| Walk or cycle | 8.7% | 5.8% | 7.8% | 3.9% | 4.2% |
| Households and families | |||||
| One-person households | 18.2% | 20.9% | 19.9% | 15.7% | 18.5% |
| Average people per household | 2.8 | 2.8 | 2.9 | 3 | 3 |
| Households with no motor vehicle | 7.8% | 9.2% | 10.7% | 4.9% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 9.6% | 11.3% | 13.1% | 9.4% | 8.8% |
| Couples with children (of families) | 48.7% | 50.4% | 47.6% | 50.5% | 47.2% |
| Couples without children | 36.7% | 33.2% | 32.3% | 35.5% | 35.5% |
| One-parent families | 14.6% | 16.4% | 19.6% | 14.0% | 17.3% |
| Homes | |||||
| Separate (stand-alone) houses | 59.6% | 63.2% | 49.8% | 64.8% | 71.5% |
| Average bedrooms | 2.8 | 2.7 | 2.7 | 3 | 3.1 |
| Heated with a heat pump | 63.8% | 66.0% | 63.9% | 68.5% | 66.3% |
| Damp, always or sometimes | 23.7% | 28.4% | 27.0% | 22.0% | 20.1% |
| Mould over A4 size, always or sometimes | 20.6% | 24.5% | 24.9% | 18.5% | 17.4% |
Rents around Sandringham
New tenancies in Sandringham North in the April–June 2026 quarter had a median rent of $618 a week (up 3.3% 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 | Sandringham North 29% of titles | Sandringham East 27% of titles | Sandringham Central 21% of titles | Sandringham West 20% of titles | New Zealand |
|---|---|---|---|---|---|
| Median weekly rent, new tenancies | $618 | $570 | $603 | $570 | $600 |
| Middle half of rents | $485–$750 | $495–$780 | $560–$709 | $460–$738 | $490–$700 |
| Change in median on a year earlier | +3.3% | −5.0% | −2.7% | +0.0% | +0.2% |
| Bonds lodged in the quarter | 36 | 15 | 24 | 33 | 40,827 |
Schools and hospitals near Sandringham
One school site lies inside Sandringham: Edendale School (Auckland) (Contributing).
- Edendale School (Auckland) (Contributing)
- Nearest school: Edendale School (Auckland) (0.2 km)
- Nearest secondary school: Te Kura Kaupapa Māori o Ngā Maungawhau (0.7 km)
- Nearest public general hospital: Auckland City Hospital (4.5 km)
School enrolment zones in Sandringham: a guide
One secondary school has a home zone covering most of Sandringham's titles: Mt Albert Grammar School.
- Edendale School (Auckland) (primary, Years 1–6): about 90% of titles
- Mt Albert School (primary, Years 1–6): about 15% of titles
- Balmoral School (Auckland) Zone B (yrs 7-8) (primary, Years 1–8): about 75% of titles
- Balmoral School (Auckland) Zone A (yrs 1-6) (primary, Years 1–8): about 15% of titles
- Kowhai Intermediate School (intermediate, Years 7–8): about 65% of titles
- Mt Albert Grammar School (secondary): all or nearly all titles
- Auckland Girls' Grammar School (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 Sandringham
93% of Sandringham's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
93% 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.
15% are within 800 m of a train station or ferry wharf.
The typical title is 184 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Sandringham
OpenStreetMap maps 6 places of worship inside Sandringham (5 Christian, 1 Hindu).
Nearest mapped place of each tradition within 10 km:
- Christian: Seventh Day Baptist Church, under 1 km away
- Hindu: Bharatiya Mandir, under 1 km away
- Buddhist: Dorje Chang Institute for Wisdom Culture, 2.6 km away
- Muslim: Mount Albert Islamic Centre, 1.3 km away
- Jewish: Beth Shalom Progressive Synagogue, 3.8 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 Sandringham
The closest match on the measures on this site is Morningside, Auckland in Auckland, nearest on distance to the coast, distance to a hospital, median age. 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 |
|---|---|---|---|---|---|
| Morningside, Auckland | Auckland | 22.6% | $650 | 34.6 | distance to the coast, distance to a hospital, median age |
| Ellerslie | Auckland | 34.2% | $650 | 36.6 | working from home, recent movers within NZ, population change |
| Belmont, Auckland | Auckland | 37.2% | No data | 38 | near a stop, distance to a hospital, heat pumps |
| St Johns | Auckland | 24.1% | $575 | 35.3 | elevation, median age, distance to the coast |
| Greenlane | Auckland | 36.0% | $820 | 36.5 | distance to the coast, near a stop, distance to a hospital |
Questions
What is the rent in Sandringham?
New tenancies in Sandringham North (the rent area for part of Sandringham) had a median rent of $618 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 $485 to $750.
What schools are in Sandringham?
LINZ maps 1 school site inside Sandringham: Edendale School (Auckland). The nearest secondary school to its centre is Te Kura Kaupapa Māori o Ngā Maungawhau (0.7 km in a straight line). The secondary-school home zone covering most of its titles is Mt Albert Grammar School; check the school's own zone map for any address.