Living in Wairau Valley, Auckland: schools, census and property titles
The 1,357 live property titles in Wairau Valley, Auckland are mostly unit title (55%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 81 (6.0%), below the national share of 8.7%.
Wairau Valley, Auckland cross-lease titles
- Cross-lease titles
- 81
- Share of live titles
- 6.0%
- Live titles in total
- 1,357
- 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
Wairau Valley at a glance
Where Wairau Valley differs most from suburbs across New Zealand: titles first issued since 2020 (lower than 92% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Wairau Valley is listed under Auckland.
- 1,357 live titles are recorded here, including 81 cross-lease titles (6.0%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
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 54.8% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
Title mix in Wairau Valley
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 399 | 29.4% |
| Cross lease | 81 | 6.0% |
| Unit title | 744 | 54.8% |
| Leasehold | 18 | 1.3% |
| Other record types | 115 | 8.5% |
| Total | 1,357 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Wairau Valley compares
Nationally, 8.7% of live titles are cross-lease; Wairau Valley is lower than the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Wairau Valley 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 Wairau Valley are set up
Fewer leases include a garage (4% of schemes, against 28% nationally).
More schemes have four or more flats on one section (27%, against 11% nationally), up to 20.
Three-flat schemes are more common here (23%, against 12% nationally).
| Scheme structure | Wairau Valley | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 26 | 39,589 | 87,651 |
| Two-flat schemes | 46.2% | 73.7% | 76.2% |
| Three-flat schemes | 23.1% | 14.0% | 12.2% |
| Four or more flats | 26.9% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,523 m² | 961 m² | 908 m² |
| Typical land per flat | 504 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 3.8% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 11.5% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 3.8% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 30.8% | 42.1% | 35.6% |
| Median year of earliest current title | 1985 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 9 | 26,275 | 54,978 |
Unit titles and leasehold in Wairau Valley
Unit titles are 55% of Wairau Valley's titles, well above Auckland (15%) and well above New Zealand (8%). They belong to 114 developments, each run by a body corporate; 1 has 50 or more units.
The unit-title share is in the highest quarter of 160 in Auckland.
18 titles (1.3%) are leasehold, 14 of them units in a unit-title development.
2 of them have a stated term that has ended or has under 10 years to run, which is worth reading closely in the lease.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 1 |
| Under 10 years left | 1 |
| 10 to 50 years left | 0 |
| More than 50 years left | 0 |
| Term mentions renewal (including perpetually renewable) | 2 |
| Term not stated or not readable | 14 |
New titles in Wairau Valley since 2020
37 of Wairau Valley's current titles (3%) 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.
Most came recently: 29 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 33 | 27 |
| Unit title | 4 | 2 |
| Cross-lease | 0 | 0 |
| 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 Wairau Valley
The typical building in Wairau Valley stands on ground sloping 2.1° (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 Wairau Valley
Wairau Valley is inland: the typical title is 2.6 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 Wairau Valley: 2023 Census
About 92% of Wairau Valley's titles are in the census area Wairau Valley (a Stats NZ statistical area), so these figures describe that area, not Wairau Valley exactly.
More workers walk or cycle to work in Wairau Valley than across Auckland: 8.7% against 4.2%.
More workers work from home in Wairau Valley than across Auckland: 30.4% against 18.2%.
Household incomes are lower in Wairau Valley than across Auckland: $88,500 against $116,800.
| Measure | Wairau Valley | Auckland whole council |
|---|---|---|
| Usual residents | 120 | 1,656,486 |
| Change since 2018 | −41.2% | +5.4% |
| Change since 2013 | −28.6% | +17.0% |
| Median age | 37.9 | 35.9 |
| Households | 39 | 539,490 |
| Own or part-own their home (including family trusts) | — | 59.5% |
| Not owned and not in a family trust (mostly renting) | — | 40.5% |
| Median household income | $88,500 | $116,800 |
| Median weekly rent, renting households | $460 | $540 |
| Dwellings unoccupied on census night | 11.8% | 8.8% |
| Ages | ||
| Under 15 | 20.0% | 19.2% |
| 15 to 29 | 12.5% | 20.9% |
| 30 to 64 | 57.5% | 46.5% |
| 65 and over | 12.5% | 13.3% |
| Where people came from | ||
| Born overseas | 51.3% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 20.0% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 43.2% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 8.1% | 5.6% |
| Moved here in the last year (of all residents) | 17.9% | 21.1% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 33.3% | 32.9% |
| Employed full-time | 59.4% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.1% | 3.3% |
| Managers and professionals (of those employed) | 43.5% | 47.5% |
| Median personal income | $36,600 | $44,700 |
| Getting to work (of those employed) | ||
| Work from home | 30.4% | 18.2% |
| Car, truck or van | 60.9% | 68.6% |
| Bus, train or ferry | 8.7% | 7.8% |
| Walk or cycle | 8.7% | 4.2% |
| Households and families | ||
| One-person households | — | 18.5% |
| Average people per household | 2.5 | 3 |
| Households with no motor vehicle | — | 6.8% |
| Crowded households (need one or more extra bedrooms) | — | 8.8% |
| Couples with children (of families) | — | 47.2% |
| Couples without children | — | 35.5% |
| One-parent families | — | 17.3% |
| Homes | ||
| Separate (stand-alone) houses | — | 71.5% |
| Average bedrooms | 2.1 | 3.1 |
| Heated with a heat pump | — | 66.3% |
| Damp, always or sometimes | — | 20.1% |
| Mould over A4 size, always or sometimes | — | 17.4% |
Schools and hospitals near Wairau Valley
No school site lies inside Wairau Valley's boundary; the nearest is Westlake Boys High School, 0.5 km away in a straight line.
- Nearest school: Westlake Boys High School (0.5 km)
- Nearest secondary school: Westlake Boys High School (0.5 km)
- Nearest public general hospital: North Shore Hospital (1.5 km)
School enrolment zones in Wairau Valley: a guide
Two secondary schools have a home zone covering most of Wairau Valley's titles: Westlake Girls' High School and Westlake Boys' High School.
- Glenfield Primary School (primary, Years 1–6): about 45% of titles
- Target Road School (primary, Years 1–6): about 40% of titles
- Sunnybrae Normal School (primary, Years 1–6): about 15% of titles
- Glenfield Intermediate School (intermediate, Years 7–8): all or nearly all titles
- Wairau Intermediate School (intermediate, Years 7–8): about 40% of titles
- Takapuna Normal Intermediate (intermediate, Years 7–8): about 15% of titles
- Westlake Girls' High School (secondary): about 85% of titles
- Westlake Boys' High School (secondary): about 80% 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 Wairau Valley
100% of Wairau Valley's titles are within 400 m of a stop with a scheduled weekday service, above Auckland as a whole (82%).
27% 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 165 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Wairau Valley
OpenStreetMap maps 8 places of worship inside Wairau Valley (6 Christian, 1 Muslim, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Equippers North Shore, under 1 km away
- Hindu: Shree Sanatan Dharam Hanuman Mandir, 4.1 km away
- Buddhist: Wat Phra Dhammakaya Auckland, 2.5 km away
- Muslim: North Shore Islamic Centre, 1.1 km away
- Sikh: Gurdwara Sahib North Shore, under 1 km away
- Jewish: Auckland Hebrew Congregation, 9.0 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 Wairau Valley
The closest match on the measures on this site is Oteha in Auckland, nearest on distance to the coast, near a stop, older residents. 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 |
|---|---|---|---|---|---|
| Oteha | Auckland | 3.1% | $735 | 37.2 | distance to the coast, near a stop, older residents |
| Dannemora | Auckland | 7.0% | No data | 50.1 | slope, distance to the coast, cross-lease share |
| Gulf Harbour | Auckland | 1.8% | $650 | 44.3 | commuting by public transport, elevation, distance to the coast |
| Burswood | Auckland | 5.2% | No data | 39.9 | degrees, schools, cross-lease share |
| Morningside, Auckland | Auckland | 22.6% | $650 | 34.6 | schools, distance to the coast, elevation |
Questions
What schools are in Wairau Valley, Auckland?
No school site lies inside Wairau Valley's boundary. The nearest school is Westlake Boys High School (0.5 km in a straight line). Secondary-school home zones covering most of its titles are Westlake Girls' High School and Westlake Boys' High School; check the school's own zone map for any address.