Living in Waterview: rents, schools, census and property titles
The 1,667 live property titles in Waterview, Auckland are mostly freehold (57%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 405 (24.3%), well above the national share of 8.7%.
- Cross-lease titles
- 405
- Share of live titles
- 24.3%
- Live titles in total
- 1,667
- Auckland share
- 14.4%
- New Zealand share
- 8.7%
- Rank by share in Auckland
- 51 of 160
- Rank by share in New Zealand
- 77 of 644
Waterview at a glance
Where Waterview differs most from suburbs across New Zealand: titles first issued since 2020 (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
- Waterview is listed under Auckland.
- 1,667 live titles are recorded here, including 405 cross-lease titles (24.3%).
- 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 24.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 16.7% 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 Waterview
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 956 | 57.3% |
| Cross lease | 405 | 24.3% |
| Unit title | 278 | 16.7% |
| Leasehold | 4 | 0.2% |
| Other record types | 24 | 1.4% |
| Total | 1,667 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Waterview compares
Nationally, 8.7% of live titles are cross-lease; Waterview is about 2.8 times the national share (8.7%).
Across Auckland as a whole, the share is 14.4%; Waterview is about 1.7 times the overall Auckland share (14.4%).
How cross-leases in Waterview are set up
Three-flat schemes are more common here (29%, against 12% nationally).
Separate exclusive-use areas are more common (12% of schemes, against 5% nationally).
Carports appear in more leases (24% of schemes, against 13% nationally).
| Scheme structure | Waterview | Auckland | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 164 | 39,589 | 87,651 |
| Two-flat schemes | 57.3% | 73.7% | 76.2% |
| Three-flat schemes | 28.7% | 14.0% | 12.2% |
| Four or more flats | 14.0% | 12.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,012 m² | 961 m² | 908 m² |
| Typical land per flat | 399 m² | 418 m² | 408 m² |
| Schemes with a garage written into a lease | 22.6% | 23.0% | 28.4% |
| Schemes with a carport in a lease | 24.4% | 19.2% | 13.3% |
| Schemes with a separate exclusive-use area | 11.6% | 5.5% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 51.8% | 42.1% | 35.6% |
| Median year of earliest current title | 1989 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 83 | 26,275 | 54,978 |
Unit titles and leasehold in Waterview
Unit titles are 17% of Waterview's titles, slightly above Auckland (15%) and well above New Zealand (8%). They belong to 20 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.
New titles in Waterview since 2020
437 of Waterview's current titles (26%) were first issued since 2020, well above Auckland's suburbs with new-title figures taken together (16%) and well above New Zealand (12%).
That rate is in the highest quarter of 157 in Auckland.
44% are unit titles, in 5 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 227 | 130 |
| Unit title | 193 | 97 |
| Cross-lease | 12 | 6 |
| Leasehold | 1 | 0 |
| Other | 4 | 3 |
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 Waterview
The typical building in Waterview stands on ground sloping 2.9° (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 Waterview
40% of Waterview's titles are within 200 m of the sea or harbour edge, 89% within 500 m and 100% within 1 km. The typical title is 260 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 Waterview: 2023 Census
About 100% of Waterview's titles are in the census area Waterview (a Stats NZ statistical area), so these figures describe that area, not Waterview exactly.
More workers commute by bus, train or ferry in Waterview than across Auckland: 11.6% against 7.8%.
More households have no car in Waterview than across Auckland: 10.1% against 6.8%.
Fewer residents are 65 or over in Waterview than across Auckland: 9.2% against 13.3%.
| Measure | Waterview | Auckland whole council |
|---|---|---|
| Usual residents | 4,077 | 1,656,486 |
| Change since 2018 | +20.8% | +5.4% |
| Change since 2013 | +23.4% | +17.0% |
| Median age | 33 | 35.9 |
| Households | 1,467 | 539,490 |
| Own or part-own their home (including family trusts) | 42.5% | 59.5% |
| Not owned and not in a family trust (mostly renting) | 57.7% | 40.5% |
| Median household income | $103,400 | $116,800 |
| Median weekly rent, renting households | $298 | $540 |
| Dwellings unoccupied on census night | 5.7% | 8.8% |
| Ages | ||
| Under 15 | 20.2% | 19.2% |
| 15 to 29 | 23.4% | 20.9% |
| 30 to 64 | 47.2% | 46.5% |
| 65 and over | 9.2% | 13.3% |
| Where people came from | ||
| Born overseas | 35.8% | 42.9% |
| Of those born overseas, arrived in the last 5 years | 22.3% | 19.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 51.1% | 45.0% |
| Lived overseas 5 years ago (of all residents) | 5.8% | 5.6% |
| Moved here in the last year (of all residents) | 21.0% | 21.1% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 37.3% | 32.9% |
| Employed full-time | 53.8% | 53.2% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 5.0% | 3.3% |
| Managers and professionals (of those employed) | 52.6% | 47.5% |
| Median personal income | $44,900 | $44,700 |
| Getting to work (of those employed) | ||
| Work from home | 17.5% | 18.2% |
| Car, truck or van | 64.6% | 68.6% |
| Bus, train or ferry | 11.6% | 7.8% |
| Walk or cycle | 5.0% | 4.2% |
| Households and families | ||
| One-person households | 24.3% | 18.5% |
| Average people per household | 2.8 | 3 |
| Households with no motor vehicle | 10.1% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 11.3% | 8.8% |
| Couples with children (of families) | 36.7% | 47.2% |
| Couples without children | 36.7% | 35.5% |
| One-parent families | 26.6% | 17.3% |
| Homes | ||
| Separate (stand-alone) houses | 56.5% | 71.5% |
| Average bedrooms | 2.7 | 3.1 |
| Heated with a heat pump | 71.6% | 66.3% |
| Damp, always or sometimes | 24.7% | 20.1% |
| Mould over A4 size, always or sometimes | 20.5% | 17.4% |
Rents around Waterview
New tenancies in Waterview in the April–June 2026 quarter had a median rent of $670 a week (up 11.7% on a year earlier). That is close to the typical suburb in Auckland ($675), and slightly above the national median ($600).
| April–June 2026 | Waterview | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $670 | $600 |
| Middle half of rents | $599–$750 | $490–$700 |
| Change in median on a year earlier | +11.7% | +0.2% |
| Bonds lodged in the quarter | 36 | 40,827 |
Schools and hospitals near Waterview
One school site lies inside Waterview: Waterview School (Contributing).
- Waterview School (Contributing)
- Nearest school: Waterview School (0.4 km)
- Nearest secondary school: Avondale College (1.4 km)
- Nearest public general hospital: Waitakere Hospital (6.3 km)
School enrolment zones in Waterview: a guide
One secondary school has a home zone covering most of Waterview's titles: Avondale College.
- Waterview School (primary, Years 1–6): all or nearly all titles
- Avondale Intermediate (intermediate, Years 7–8): all or nearly all titles
- Avondale 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 Waterview
66% of Waterview's titles are within 400 m of a stop with a scheduled weekday service, slightly below Auckland as a whole (82%).
66% are that close to a frequent stop (60 or more departures that day), above the council (54%).
The typical title is 301 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Auckland Transport. Sources and limits
Places of worship near Waterview
OpenStreetMap maps 1 place of worship inside Waterview (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Waterview Methodist Church, under 1 km away
- Hindu: Shri Swami Narayan Mandir, 2.6 km away
- Buddhist: Dorje Chang Institute for Wisdom Culture, 1.3 km away
- Muslim: Avondale Islamic Centre, 1.7 km away
- Jewish: Auckland Hebrew Congregation, 6.0 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 Waterview
The closest match on the measures on this site is St Johns in Auckland, nearest on cross-lease share, home ownership, near a frequent stop. 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 |
|---|---|---|---|---|---|
| St Johns | Auckland | 24.1% | $575 | 35.3 | cross-lease share, home ownership, near a frequent stop |
| Mount Wellington | Auckland | 24.1% | No data | No data | elevation, cross-lease share, near a frequent stop |
| Howick | Auckland | 24.1% | $630 | 38.8 | near a frequent stop, cross-lease share, distance to the coast |
| Pakuranga | Auckland | 21.1% | $675 | 34.6 | distance to the coast, distance to a hospital, rent |
| Beach Haven | Auckland | 25.0% | $670 | 32.2 | rent, distance to a hospital, distance to the coast |
Questions
What is the rent in Waterview?
New tenancies in the Waterview rent area had a median rent of $670 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 $599 to $750.
What schools are in Waterview?
LINZ maps 1 school site inside Waterview: Waterview School. The nearest secondary school to its centre is Avondale College (1.4 km in a straight line). The secondary-school home zone covering most of its titles is Avondale College; check the school's own zone map for any address.