Living in Stanmore Bay: rents, schools, census and property titles
The 4,769 live property titles in Stanmore Bay, Auckland are mostly freehold (74%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 871 (18.3%), well above the national share of 8.7%.
Stanmore Bay cross-lease titles
- Cross-lease titles
- 871
- Share of live titles
- 18.3%
- Live titles in total
- 4,769
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 73 of 160
- Rank by share in New Zealand
- joint 147 of 644
Stanmore Bay at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Stanmore Bay is listed under Auckland.
- 4,769 live titles are recorded here, including 871 cross-lease titles (18.3%).
- 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 18.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 6.8% 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 Stanmore Bay
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,525 | 73.9% |
| Cross lease | 871 | 18.3% |
| Unit title | 325 | 6.8% |
| Leasehold | 1 | 0.0% |
| Other record types | 47 | 1.0% |
| Total | 4,769 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Stanmore Bay compares
Nationally, 8.7% of live titles are cross-lease; Stanmore Bay is about 2.1 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Stanmore Bay is higher than the overall Auckland share (14.4%).
How cross-leases in Stanmore Bay are set up
Carports appear in fewer leases (4% of schemes, against 13% nationally).
Fewer leases include a garage (12% of schemes, against 28% nationally).
Fewer schemes have four or more flats on one section (6%, against 11% nationally), up to 20.
| Scheme structure | Stanmore Bay | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 392 | 39,589 | 87,651 |
| Two-flat schemes | 86.2% | 73.7% | 76.2% |
| Three-flat schemes | 7.9% | 14.0% | 12.2% |
| Four or more flats | 5.9% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 923 m² | 961 m² | 908 m² |
| Typical land per flat | 440 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 12.2% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 4.3% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 6.1% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 65.6% | 42.1% | 35.6% |
| Median year of earliest current title | 1988 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 325 | 26,275 | 54,978 |
Unit titles and leasehold in Stanmore Bay
Unit titles are 7% of Stanmore Bay's titles, well below Auckland (15%) and slightly below New Zealand (8%). They belong to 35 developments, each run by a body corporate; 1 has 50 or more units.
New titles in Stanmore Bay since 2020
363 of Stanmore Bay'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%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 328 | 206 |
| Unit title | 16 | 7 |
| Cross-lease | 18 | 9 |
| 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 Stanmore Bay
The typical building in Stanmore Bay stands on ground sloping 7.1° (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 Stanmore Bay
16% of Stanmore Bay's titles are within 200 m of the sea or harbour edge, 54% within 500 m and 98% within 1 km. The typical title is 470 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 Stanmore Bay: 2023 Census
Stanmore Bay's titles fall in 7 census areas (Stats NZ statistical areas). The 4 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 Whangaparāoa Central than across Auckland: 3.0% against 6.8%.
Fewer workers walk or cycle to work in Whangaparāoa Central than across Auckland: 2.0% against 4.2%.
Fewer workers commute by bus, train or ferry in Whangaparāoa Central than across Auckland: 5.7% against 7.8%.
| Measure | Whangaparāoa Central 25% of titles | Stanmore Bay East 23% of titles | Stanmore Bay West 21% of titles | Vipond 21% of titles | Auckland whole council |
|---|---|---|---|---|---|
| Usual residents | 2,388 | 2,844 | 2,646 | 2,889 | 1,656,486 |
| Change since 2018 | +30.5% | +4.1% | −2.8% | −1.2% | +5.4% |
| Change since 2013 | +77.3% | +11.0% | +3.8% | +4.4% | +17.0% |
| Median age | 37.2 | 37.7 | 36.7 | 40.6 | 35.9 |
| Households | 852 | 1,047 | 948 | 1,104 | 539,490 |
| Own or part-own their home (including family trusts) | 67.3% | 69.1% | 71.2% | 78.5% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 32.4% | 30.9% | 28.5% | 21.7% | 40.5% |
| Median household income | $112,800 | $100,600 | $117,200 | $101,200 | $116,800 |
| Median weekly rent, renting households | $580 | $550 | $570 | $585 | $540 |
| Dwellings unoccupied on census night | 5.8% | 9.7% | 8.6% | 8.4% | 8.8% |
| Ages | |||||
| Under 15 | 20.2% | 19.9% | 22.3% | 19.6% | 19.2% |
| 15 to 29 | 17.8% | 17.9% | 16.2% | 15.5% | 20.9% |
| 30 to 64 | 49.5% | 46.1% | 48.8% | 43.9% | 46.5% |
| 65 and over | 12.7% | 15.9% | 12.7% | 21.0% | 13.3% |
| Where people came from | |||||
| Born overseas | 39.1% | 29.0% | 29.9% | 29.4% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 14.5% | 14.3% | 15.7% | 15.8% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 54.5% | 46.1% | 40.7% | 41.6% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 4.5% | 3.0% | 4.1% | 3.8% | 5.6% |
| Moved here in the last year (of all residents) | 19.5% | 16.3% | 16.5% | 14.5% | 21.1% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 25.7% | 24.4% | 28.4% | 23.8% | 32.9% |
| Employed full-time | 57.9% | 52.2% | 55.9% | 51.9% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 3.3% | 2.5% | 1.7% | 3.3% |
| Managers and professionals (of those employed) | 45.9% | 46.4% | 48.8% | 49.1% | 47.5% |
| Median personal income | $49,900 | $45,100 | $50,300 | $44,300 | $44,700 |
| Getting to work (of those employed) | |||||
| Work from home | 21.8% | 20.0% | 20.5% | 21.2% | 18.2% |
| Car, truck or van | 69.7% | 71.2% | 70.7% | 70.9% | 68.6% |
| Bus, train or ferry | 5.7% | 5.0% | 6.0% | 6.2% | 7.8% |
| Walk or cycle | 2.0% | 3.0% | 1.9% | 0.6% | 4.2% |
| Households and families | |||||
| One-person households | 17.6% | 22.6% | 16.7% | 23.3% | 18.5% |
| Average people per household | 2.8 | 2.6 | 2.8 | 2.6 | 3 |
| Households with no motor vehicle | 3.0% | 2.8% | 1.7% | 3.8% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 4.7% | 3.3% | 3.3% | 2.2% | 8.8% |
| Couples with children (of families) | 48.7% | 45.3% | 48.6% | 43.4% | 47.2% |
| Couples without children | 34.1% | 35.0% | 35.6% | 42.6% | 35.5% |
| One-parent families | 16.8% | 19.7% | 15.8% | 14.0% | 17.3% |
| Homes | |||||
| Separate (stand-alone) houses | 69.8% | 85.4% | 89.2% | 74.7% | 71.5% |
| Average bedrooms | 3.1 | 3.1 | 3.1 | 3 | 3.1 |
| Heated with a heat pump | 67.3% | 69.8% | 72.8% | 70.7% | 66.3% |
| Damp, always or sometimes | 10.6% | 16.9% | 17.3% | 16.0% | 20.1% |
| Mould over A4 size, always or sometimes | 8.4% | 12.9% | 12.8% | 14.2% | 17.4% |
Rents around Stanmore Bay
New tenancies in Whangaparoa Central in the April–June 2026 quarter had a median rent of $600 a week (down 1.6% 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 | Whangaparoa Central 25% of titles | Stanmore Bay East 23% of titles | Stanmore Bay West 21% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $600 | $620 | $650 | $600 |
| Middle half of rents | $531–$790 | $540–$670 | $568–$710 | $490–$700 |
| Change in median on a year earlier | −1.6% | −6.5% | +4.8% | +0.2% |
| Bonds lodged in the quarter | 24 | 27 | 18 | 40,827 |
Schools and hospitals near Stanmore Bay
LINZ maps 2 school sites inside Stanmore Bay, among them Stanmore Bay School (Contributing) and Whangaparaoa College (Secondary (Year 7-15)).
- Stanmore Bay School (Contributing)
- Whangaparaoa College (Secondary (Year 7-15))
- Nearest school: Stanmore Bay School (0.4 km)
- Nearest secondary school: Whangaparaoa College (1.3 km)
- Nearest public general hospital: North Shore Hospital (17.5 km)
School enrolment zones in Stanmore Bay: a guide
One secondary school has a home zone covering most of Stanmore Bay's titles: Whangaparaoa College.
- Stanmore Bay School (primary, Years 1–6): about 70% of titles
- Whangaparaoa School (Auckland) (primary, Years 1–6): about 30% of titles
- Red Beach School (primary, Years 1–6): about 20% of titles
- Whangaparaoa 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 Stanmore Bay
92% of Stanmore Bay's titles are within 400 m of a stop with a scheduled weekday service, slightly above Auckland as a whole (82%).
11% are that close to a frequent stop (60 or more departures that day), well below the council (54%); in the lowest quarter of 160 in Auckland.
The typical title is 164 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Stanmore Bay
OpenStreetMap maps 5 places of worship inside Stanmore Bay (5 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: unnamed, under 1 km away
- Muslim: Hibiscus Coast Islamic Centre, 5.7 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 Stanmore Bay
The closest match on the measures on this site is Howick in Auckland, nearest on unit-title share, commuting on foot or by bike, 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 |
|---|---|---|---|---|---|
| Howick | Auckland | 24.1% | $630 | 38.8 | unit-title share, commuting on foot or by bike, distance to the coast |
| Pahurehure | Auckland | 13.9% | $680 | 36.8 | commuting on foot or by bike, schools, distance to the coast |
| Manly | Auckland | 30.4% | $680 | 44.2 | distance to the coast, commuting on foot or by bike, heat pumps |
| Torbay | Auckland | 25.9% | $750 | 39.9 | schools, elevation, distance to the coast |
| Shelly Park | Auckland | 17.2% | $725 | 41 | schools, distance to the coast, commuting on foot or by bike |
Questions
What is the rent in Stanmore Bay?
New tenancies in Whangaparoa Central (the rent area for part of Stanmore Bay) 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 $531 to $790.
What schools are in Stanmore Bay?
LINZ maps 2 school sites inside Stanmore Bay: Stanmore Bay School and Whangaparaoa College. The nearest secondary school to its centre is Whangaparaoa College (1.3 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.