Living in Snells Beach: rents, schools, census and property titles
The 2,010 live property titles in Snells Beach, Auckland are almost all freehold (93%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 120 (6.0%), below the national share of 8.7%.
Snells Beach cross-lease titles
- Cross-lease titles
- 120
- Share of live titles
- 6.0%
- Live titles in total
- 2,010
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- joint 132 of 160
- Rank by share in New Zealand
- joint 446 of 644
Snells Beach at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Snells Beach is listed under Auckland.
- 2,010 live titles are recorded here, including 120 cross-lease titles (6.0%).
- 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 6.0% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 1.0% 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 Snells Beach
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,864 | 92.7% |
| Cross lease | 120 | 6.0% |
| Unit title | 21 | 1.0% |
| Leasehold | 1 | 0.0% |
| Other record types | 4 | 0.2% |
| Total | 2,010 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Snells Beach compares
Nationally, 8.7% of live titles are cross-lease; Snells Beach is lower than the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Snells Beach is well below the overall Auckland share (14.4%).
Its cross-lease share is in the lowest quarter of 160 in Auckland (among suburbs with an indexed page on this site).
How cross-leases in Snells Beach are set up
Carports appear in fewer leases (3% of schemes, against 13% nationally).
More schemes refer to more than one flats plan (55%, against 36% nationally), usually because a plan was redrawn.
Separate exclusive-use areas are more common (7% of schemes, against 5% nationally).
| Scheme structure | Snells Beach | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 62 | 39,589 | 87,651 |
| Two-flat schemes | 98.4% | 73.7% | 76.2% |
| Three-flat schemes | 0.0% | 14.0% | 12.2% |
| Four or more flats | 0.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 834 m² | 961 m² | 908 m² |
| Typical land per flat | 417 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 21.0% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 3.2% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 6.5% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 54.8% | 42.1% | 35.6% |
| Median year of earliest current title | 1989 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 57 | 26,275 | 54,978 |
Unit titles and leasehold in Snells Beach
Unit titles are 1% of Snells Beach's titles, well below Auckland (15%) and well below New Zealand (8%). They belong to 3 developments, each run by a body corporate; half have 8 units or fewer.
The unit-title share is in the lowest quarter of 160 in Auckland.
New titles in Snells Beach since 2020
119 of Snells Beach's current titles (6%) were first issued since 2020, well below Auckland's suburbs with new-title figures taken together (16%) and well below New Zealand (12%).
That rate is in the lowest quarter of 157 in Auckland.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 117 | 20 |
| Unit title | 0 | 0 |
| Cross-lease | 1 | 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 Snells Beach
The typical building in Snells Beach stands on ground sloping 5.1° (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 Snells Beach
31% of Snells Beach's titles are within 200 m of the sea or harbour edge, 85% within 500 m and 99% within 1 km. The typical title is 290 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 Snells Beach: 2023 Census
About 97% of Snells Beach's titles are in the census area Snells Beach (a Stats NZ statistical area), so these figures describe that area, not Snells Beach exactly.
Fewer workers commute by bus, train or ferry in Snells Beach than across Auckland: 1.4% against 7.8%.
Fewer households have no car in Snells Beach than across Auckland: 2.5% against 6.8%.
More residents are 65 or over in Snells Beach than across Auckland: 29.2% against 13.3%.
| Measure | Snells Beach | Auckland whole council |
|---|---|---|
| Usual residents | 3,678 | 1,656,486 |
| Change since 2018 | +8.0% | +5.4% |
| Change since 2013 | +25.5% | +17.0% |
| Median age | 48.1 | 35.9 |
| Households | 1,428 | 539,490 |
| Own or part-own their home (including family trusts) | 73.7% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 26.5% | 40.5% |
| Median household income | $73,400 | $116,800 |
| Median weekly rent, renting households | $500 | $540 |
| Dwellings unoccupied on census night | 21.4% | 8.8% |
| Ages | ||
| Under 15 | 17.8% | 19.2% |
| 15 to 29 | 11.7% | 20.9% |
| 30 to 64 | 41.4% | 46.5% |
| 65 and over | 29.2% | 13.3% |
| Where people came from | ||
| Born overseas | 27.9% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 19.9% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 45.6% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 4.6% | 5.6% |
| Moved here in the last year (of all residents) | 14.0% | 21.1% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 21.7% | 32.9% |
| Employed full-time | 40.8% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.7% | 3.3% |
| Managers and professionals (of those employed) | 43.9% | 47.5% |
| Median personal income | $34,200 | $44,700 |
| Getting to work (of those employed) | ||
| Work from home | 18.7% | 18.2% |
| Car, truck or van | 75.7% | 68.6% |
| Bus, train or ferry | 1.4% | 7.8% |
| Walk or cycle | 3.5% | 4.2% |
| Households and families | ||
| One-person households | 24.4% | 18.5% |
| Average people per household | 2.4 | 3 |
| Households with no motor vehicle | 2.5% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 2.4% | 8.8% |
| Couples with children (of families) | 33.9% | 47.2% |
| Couples without children | 53.5% | 35.5% |
| One-parent families | 12.6% | 17.3% |
| Homes | ||
| Separate (stand-alone) houses | 89.4% | 71.5% |
| Average bedrooms | 3.2 | 3.1 |
| Heated with a heat pump | 65.6% | 66.3% |
| Damp, always or sometimes | 16.5% | 20.1% |
| Mould over A4 size, always or sometimes | 11.5% | 17.4% |
Rents around Snells Beach
New tenancies in Snells Beach in the April–June 2026 quarter had a median rent of $640 a week (down 4.5% on a year earlier). That is close to the typical suburb in Auckland ($675), and close to the national median ($600).
| April–June 2026 | Snells Beach | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $640 | $600 |
| Middle half of rents | $500–$700 | $490–$700 |
| Change in median on a year earlier | −4.5% | +0.2% |
| Bonds lodged in the quarter | 27 | 40,827 |
Schools and hospitals near Snells Beach
LINZ maps 2 school sites inside Snells Beach, among them Horizon School (Composite) and Snells Beach Primary School (Contributing).
- Horizon School (Composite)
- Snells Beach Primary School (Contributing)
- Nearest school: Snells Beach Primary School (1.0 km)
- Nearest secondary school: Horizon School (1.2 km)
- Nearest public general hospital: North Shore Hospital (40.3 km)
School enrolment zones in Snells Beach: a guide
One secondary school has a home zone covering most of Snells Beach's titles: Mahurangi College.
- Snells Beach Primary School (primary, Years 1–6): all or nearly all titles
- Mahurangi College (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 Snells Beach
72% of Snells Beach's titles are within 400 m of a stop with a scheduled weekday service, slightly below Auckland as a whole (82%).
Fewer than 1% are within 400 m of a stop with 60 or more departures that day.
The typical title is 271 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Snells Beach
OpenStreetMap maps 1 place of worship inside Snells Beach (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Snells Beach Baptist Church / Mahurangi Baptist Church, 1.1 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 Snells Beach
The closest match on the measures on this site is Haruru in Far North District, nearest on children, distance to the coast, 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 |
|---|---|---|---|---|---|
| Haruru | Far North District | 5.4% | No data | 48.8 | children, distance to the coast, commuting on foot or by bike |
| Ruakākā | Whangarei District | 2.3% | $590 | 46.3 | children, schools, distance to the coast |
| Pukehina | Western Bay of Plenty District | 3.4% | No data | 50.1 | elevation, schools, distance to the coast |
| Ngunguru | Whangarei District | 5.0% | No data | 46.3 | distance to the coast, stand-alone houses, unit-title share |
| Whitianga | Thames-Coromandel District | 3.8% | $580 | 52.9 | distance to the coast, land per flat, new titles |
Questions
What is the rent in Snells Beach?
New tenancies in the Snells Beach rent area had a median rent of $640 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 $500 to $700.
What schools are in Snells Beach?
LINZ maps 2 school sites inside Snells Beach: Horizon School and Snells Beach Primary School. The nearest secondary school to its centre is Horizon School (1.2 km in a straight line). The secondary-school home zone covering most of its titles is Mahurangi College; check the school's own zone map for any address.