Living in Hillmorton: rents, schools, census and property titles
The 1,297 live property titles in Hillmorton, Christchurch City are mostly freehold (76%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 214 (16.5%), well above the national share of 8.7%.
- Cross-lease titles
- 214
- Share of live titles
- 16.5%
- Live titles in total
- 1,297
- Christchurch City share
- 15.6%
- New Zealand share
- 8.7%
- Rank by share in Christchurch City
- 38 of 69
- Rank by share in New Zealand
- 187 of 644
Hillmorton at a glance
Where Hillmorton differs most from suburbs across New Zealand: homes with a heat pump (higher than 98% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Hillmorton is listed under Christchurch City.
- 1,297 live titles are recorded here, including 214 cross-lease titles (16.5%).
- 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 16.5% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 5.9% 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 Hillmorton
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 981 | 75.6% |
| Cross lease | 214 | 16.5% |
| Unit title | 77 | 5.9% |
| Leasehold | 12 | 0.9% |
| Other record types | 13 | 1.0% |
| Total | 1,297 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Hillmorton compares
Nationally, 8.7% of live titles are cross-lease; Hillmorton is about 1.9 times the national share (8.7%).
Across Christchurch City as a whole, the share is 15.6%; Hillmorton is close to the overall Christchurch City share (15.6%).
How cross-leases in Hillmorton are set up
Carports appear in fewer leases (3% of schemes, against 13% nationally).
More leases include a garage (63% of schemes, against 28% nationally).
Fewer schemes refer to more than one flats plan (28%, against 36% nationally), usually because a plan was redrawn.
| Scheme structure | Hillmorton | Christchurch City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 88 | 12,525 | 87,651 |
| Two-flat schemes | 75.0% | 79.7% | 76.2% |
| Three-flat schemes | 14.8% | 7.8% | 12.2% |
| Four or more flats | 10.2% | 12.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 837 m² | 809 m² | 908 m² |
| Typical land per flat | 384 m² | 369 m² | 408 m² |
| Schemes with a garage written into a lease | 62.5% | 52.2% | 28.4% |
| Schemes with a carport in a lease | 3.4% | 5.2% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 2.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 28.4% | 25.6% | 35.6% |
| Median year of earliest current title | 1990 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 47 | 6,564 | 54,978 |
Unit titles and leasehold in Hillmorton
Unit titles are 6% of Hillmorton's titles, below Christchurch City (8%) and below New Zealand (8%). They belong to 12 developments, each run by a body corporate; half have 5 units or fewer.
12 titles (0.9%) are leasehold, 6 of them units in a unit-title development.
3 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 | 2 |
| 10 to 50 years left | 0 |
| More than 50 years left | 0 |
| Term mentions renewal (including perpetually renewable) | 3 |
| Term not stated or not readable | 6 |
New titles in Hillmorton since 2020
64 of Hillmorton's current titles (5%) were first issued since 2020, well below Christchurch City's suburbs with new-title figures taken together (13%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 61 | 35 |
| Unit title | 2 | 2 |
| Cross-lease | 0 | 0 |
| 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 Hillmorton
The typical building in Hillmorton stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 1,910 measured buildings (98%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Hillmorton
Hillmorton is inland: the typical title is 8.7 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.
Christchurch District Plan maps for Hillmorton
Of Hillmorton's 1,297 titles, 68% are in the Medium density residential zone, 27% are in the Residential Suburban zone, 2% are in the Local centre zone.
| District Plan zone | Share of all titles | Share of cross-lease titles |
|---|---|---|
| Medium density residential | 68% | 86% |
| Residential Suburban | 27% | 13% |
| Local centre | 2% | 1% |
| Open Space Community Parks | 1% | 0% |
| Open Space Water and Margins | 1% | 0% |
| Other zones | 2% | 0% |
3% of titles are in at least one qualifying matter area, where the District Plan limits the extra housing density it would otherwise allow: Industrial Interface (3%).
| Mapped hazard or noise overlay | Share of all titles | Share of cross-lease titles |
|---|---|---|
| Flood Management Area | 1% | 0% |
| High Flood Hazard Management Area | 0% | 0% |
| Flood Ponding Management Area | 0% | 0% |
| Liquefaction Management Zone | 100% | 100% |
| Slope Hazard Management Area | 0% | 0% |
| Tsunami Inundation area | 0% | 0% |
| 50 dB Ldn airport noise contour | 0% | 0% |
Source: Christchurch City Council, District Plan open data (CC BY 4.0), layers last edited 2026-09-16. Each title is counted once, at the centre of its land, so a title partly inside an area may be counted outside it and the other way round. These are the council's planning maps for the operative District Plan, not assessments of any property: being outside a mapped area does not mean a site is free of that hazard, and being inside one does not describe any particular site. Zone rules set what can be built; check the District Plan, and the LIM for any property.
Room for a small stand-alone unit in Hillmorton
Since 15 January 2026 a new detached unit of up to 70 m² needs no building consent and, in a residential zone, no resource consent, if (among other conditions) it sits at least 2 m from boundaries and other buildings and the site's building coverage stays at or under 50%. Testing those two dimensional rules against LINZ parcel and building outlines for 931 residential sections in Hillmorton (250–5,000 m²):
| Result of the public-data screen | All residential sections | Cross-lease sections |
|---|---|---|
| No obvious barrier: a 7 × 10 m space fits and coverage would stay at or under 50% | 36% | 13% |
| … of which also in a mapped hazard, qualifying-matter or noise overlay (check needed) | 1% | 0% |
| Space fits but coverage would exceed 50% | 0% | 0% |
| No room for the space | 63% | 88% |
A screen of two measurements, not advice, and never a statement that anything can be built. Building outlines are approximate and leave out decks, sheds, pools and driveways; easements, land covenants, consent notices, pipes, trees, unmapped hazards and district plan rules that still apply are not visible here. On a cross-lease section the other owners' consent and a new flats plan are normally needed as well, and "one unit per site" may mean one for the whole shared section. The council's Project Information Memorandum (PIM) is the authoritative check. Sources: LINZ NZ Primary Parcels and NZ Building Outlines (CC BY 4.0), Christchurch City Council District Plan (CC BY 4.0).
Every Christchurch suburb on the same screen
Who lives around Hillmorton: 2023 Census
About 85% of Hillmorton's titles are in the census area Hillmorton (a Stats NZ statistical area), so these figures describe that area, not Hillmorton exactly.
| Measure | Hillmorton | Christchurch City whole council |
|---|---|---|
| Usual residents | 2,847 | 391,383 |
| Change since 2018 | +0.3% | +6.1% |
| Change since 2013 | +7.2% | +14.6% |
| Median age | 38.3 | 37.5 |
| Households | 1,104 | 149,442 |
| Own or part-own their home (including family trusts) | 67.7% | 64.8% |
| Not owned and not in a family trust (mostly renting) | 32.6% | 35.2% |
| Median household income | $93,800 | $90,600 |
| Median weekly rent, renting households | $430 | $415 |
| Dwellings unoccupied on census night | 4.6% | 8.1% |
| Ages | ||
| Under 15 | 16.3% | 16.5% |
| 15 to 29 | 19.4% | 21.6% |
| 30 to 64 | 46.6% | 45.5% |
| 65 and over | 17.8% | 16.3% |
| Where people came from | ||
| Born overseas | 29.1% | 27.9% |
| Of those born overseas, arrived in the last 5 years | 17.2% | 20.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 43.9% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 3.4% | 4.2% |
| Moved here in the last year (of all residents) | 17.2% | 21.5% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 28.4% | 29.2% |
| Employed full-time | 52.4% | 50.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.8% | 2.7% |
| Managers and professionals (of those employed) | 41.9% | 43.7% |
| Median personal income | $42,500 | $40,400 |
| Getting to work (of those employed) | ||
| Work from home | 11.4% | 13.0% |
| Car, truck or van | 72.6% | 71.7% |
| Bus, train or ferry | 4.6% | 4.1% |
| Walk or cycle | 9.7% | 9.6% |
| Households and families | ||
| One-person households | 23.9% | 25.9% |
| Average people per household | 2.5 | 2.5 |
| Households with no motor vehicle | 6.5% | 7.1% |
| Crowded households (need one or more extra bedrooms) | 4.9% | 4.6% |
| Couples with children (of families) | 38.4% | 40.2% |
| Couples without children | 46.5% | 43.3% |
| One-parent families | 15.1% | 16.5% |
| Homes | ||
| Separate (stand-alone) houses | 77.2% | 73.4% |
| Average bedrooms | 2.9 | 3 |
| Heated with a heat pump | 90.4% | 86.2% |
| Damp, always or sometimes | 14.4% | 15.6% |
| Mould over A4 size, always or sometimes | 7.4% | 9.4% |
Rents around Hillmorton
New tenancies in Hillmorton in the April–June 2026 quarter had a median rent of $590 a week (up 1.7% on a year earlier). That is close to the typical suburb in Christchurch City ($560), and close to the national median ($600).
| April–June 2026 | Hillmorton | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $590 | $600 |
| Middle half of rents | $554–$643 | $490–$700 |
| Change in median on a year earlier | +1.7% | +0.2% |
| Bonds lodged in the quarter | 12 | 40,827 |
Schools and hospitals near Hillmorton
One school site lies inside Hillmorton: Southern Health School (Specialist School).
- Southern Health School (Specialist School)
- Nearest school: Southern Health School (0.8 km)
- Nearest secondary school: Hillmorton High School (1.0 km)
- Nearest public general hospital: Christchurch Hospital (4.1 km)
School enrolment zones in Hillmorton: a guide
Four secondary schools have a home zone covering most of Hillmorton's titles, among them Hagley Community College, Hillmorton High School and St Thomas of Canterbury College.
- Te Kura o Mokihi Spreydon School (primary, Years 1–6): all or nearly all titles
- Sacred Heart School (Christchurch) (primary, Years 1–8): all or nearly all titles
- Christchurch Adventist School (composite): all or nearly all titles
- Middleton Grange School (Year 11-13) (composite): all or nearly all titles
- Aidanfield Christian School (composite): about 50% of titles
- Middleton Grange School (Year 1-8) (composite): about 40% of titles
- Middleton Grange School (Year 9-10) (composite): about 40% of titles
- Hillview Christian School (composite): about 10% of titles
- Hagley Community College (secondary): all or nearly all titles
- Hillmorton High School (Year 7-8) (secondary): all or nearly all titles
- Hillmorton High School (Year 9-13) (secondary): all or nearly all titles
- St Thomas of Canterbury College (secondary): all or nearly all titles
- Villa Maria 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 Hillmorton
77% of Hillmorton's titles are within 400 m of a stop with a scheduled weekday service, slightly below Christchurch City as a whole (83%).
74% are that close to a frequent stop (60 or more departures that day), above the council (54%).
The typical title is 235 m in a straight line from its nearest stop.
Timetable of Wednesday 30 September 2026, Metro (Environment Canterbury). Sources and limits
Places of worship near Hillmorton
OpenStreetMap maps 2 places of worship inside Hillmorton (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Carmelite Monastery, under 1 km away
- Hindu: BAPS Shri Swaminarayan Mandir Christchurch, 6.6 km away
- Buddhist: Fo Guang Shan Buddhist Temple, 3.4 km away
- Muslim: Al Noor Mosque, 3.3 km away
- Sikh: Gurudwara Singh Sabha, 7.4 km away
- Jewish: Canterbury Hebrew Congregation, 5.5 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Christchurch City with many cross-leases
- St Albans: 1,674 cross-lease titles (24.5%)
- Riccarton: 1,331 cross-lease titles (27.2%)
- Linwood: 1,165 cross-lease titles (23.6%)
- Avonhead: 982 cross-lease titles (24.2%)
- Sydenham: 982 cross-lease titles (20.5%)
- Ilam: 964 cross-lease titles (27.4%)
- Edgeware: 870 cross-lease titles (36.8%)
- Woolston: 862 cross-lease titles (15.2%)
All suburbs in Christchurch City
Suburbs like Hillmorton
The closest match on the measures on this site is Russley in Christchurch City, nearest on working from home, slope, schools. 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 |
|---|---|---|---|---|---|
| Russley | Christchurch City | 26.2% | No data | 38.2 | working from home, slope, schools |
| Broomfield, Christchurch City | Christchurch City | 13.2% | No data | 36.9 | older residents, slope, commuting by public transport |
| Avonhead | Christchurch City | 24.2% | $530 | 36.6 | slope, population change, children |
| Papanui | Christchurch City | 24.0% | $568 | 40.3 | land per flat, slope, home ownership |
| Bishopdale, Christchurch City | Christchurch City | 19.1% | $598 | 38.4 | new titles, slope, median age |
Questions
What is the rent in Hillmorton?
New tenancies in the Hillmorton rent area had a median rent of $590 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 $554 to $643.
What schools are in Hillmorton?
LINZ maps 1 school site inside Hillmorton: Southern Health School. The nearest secondary school to its centre is Hillmorton High School (1.0 km in a straight line). Secondary-school home zones covering most of its titles include Hagley Community College, Hillmorton High School and St Thomas of Canterbury College; check the school's own zone map for any address.