Living in Redwood: rents, schools, census and property titles
The 3,659 live property titles in Redwood, Christchurch City are mostly freehold (76%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 774 (21.2%), well above the national share of 8.7%.
- Cross-lease titles
- 774
- Share of live titles
- 21.2%
- Live titles in total
- 3,659
- Christchurch City share
- 15.6%
- New Zealand share
- 8.7%
- Rank by share in Christchurch City
- 18 of 69
- Rank by share in New Zealand
- 109 of 644
Redwood at a glance
Where Redwood differs most from suburbs across New Zealand: homes with a heat pump (higher than 90% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Redwood is listed under Christchurch City.
- 3,659 live titles are recorded here, including 774 cross-lease titles (21.2%).
- 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 21.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 2.1% 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 Redwood
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,763 | 75.5% |
| Cross lease | 774 | 21.2% |
| Unit title | 78 | 2.1% |
| Leasehold | 13 | 0.4% |
| Other record types | 31 | 0.8% |
| Total | 3,659 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Redwood compares
Nationally, 8.7% of live titles are cross-lease; Redwood is about 2.4 times the national share (8.7%).
Across Christchurch City as a whole, the share is 15.6%; Redwood is higher than the overall Christchurch City share (15.6%).
How cross-leases in Redwood are set up
Fewer schemes have four or more flats on one section (1%, against 11% nationally), up to 11.
Carports appear in fewer leases (2% of schemes, against 13% nationally).
Three-flat schemes are less common here (4%, against 12% nationally).
| Scheme structure | Redwood | Christchurch City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 380 | 12,525 | 87,651 |
| Two-flat schemes | 95.0% | 79.7% | 76.2% |
| Three-flat schemes | 3.7% | 7.8% | 12.2% |
| Four or more flats | 0.5% | 12.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 754 m² | 809 m² | 908 m² |
| Typical land per flat | 373 m² | 369 m² | 408 m² |
| Schemes with a garage written into a lease | 41.3% | 52.2% | 28.4% |
| Schemes with a carport in a lease | 2.1% | 5.2% | 13.3% |
| Schemes with a separate exclusive-use area | 2.4% | 2.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 24.7% | 25.6% | 35.6% |
| Median year of earliest current title | 1986 | 1989 | 1988 |
| Two-flat schemes on 700 m² or more | 199 | 6,564 | 54,978 |
Unit titles and leasehold in Redwood
Unit titles are 2% of Redwood's titles, well below Christchurch City (8%) and well below New Zealand (8%). They belong to 24 developments, each run by a body corporate; half have 2 units or fewer.
13 titles (0.4%) are leasehold.
4 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 | 3 |
| Under 10 years left | 1 |
| 10 to 50 years left | 0 |
| More than 50 years left | 0 |
| Term mentions renewal (including perpetually renewable) | 8 |
| Term not stated or not readable | 1 |
New titles in Redwood since 2020
233 of Redwood's current titles (6%) were first issued since 2020, well below Christchurch City's suburbs with new-title figures taken together (13%) and well below New Zealand (12%).
Most came recently: 219 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 228 | 216 |
| Unit title | 0 | 0 |
| Cross-lease | 5 | 3 |
| 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 Redwood
The typical building in Redwood stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 5,062 measured buildings (100%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 8 m.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Redwood
Redwood is inland: the typical title is 8.0 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 Redwood
Of Redwood's 3,659 titles, 92% are in the Residential Suburban zone, 3% are in the Residential New Neighbourhood zone, 3% are in the Medium density residential zone.
| District Plan zone | Share of all titles | Share of cross-lease titles |
|---|---|---|
| Residential Suburban | 92% | 96% |
| Residential New Neighbourhood | 3% | 0% |
| Medium density residential | 3% | 3% |
| Specific Purpose (School) | 1% | 0% |
| Open Space Community Parks | 0% | 0% |
| Other zones | 1% | 0% |
None of Redwood's titles is in a mapped qualifying matter area (areas where the District Plan limits the extra housing density it would otherwise allow), apart from site-specific heritage items and settings, which are not counted here.
| Mapped hazard or noise overlay | Share of all titles | Share of cross-lease titles |
|---|---|---|
| Flood Management Area | 24% | 25% |
| 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 Redwood
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 2,989 residential sections in Redwood (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% | 34% | 11% |
| … of which also in a mapped hazard, qualifying-matter or noise overlay (check needed) | 26% | 28% |
| Space fits but coverage would exceed 50% | 1% | 1% |
| No room for the space | 66% | 87% |
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 Redwood: 2023 Census
Redwood's titles fall in 6 census areas (Stats NZ statistical areas). The 4 shown below hold 98% of its titles; their figures are shown side by side and are not added together.
Fewer workers walk or cycle to work in Redwood East than across Christchurch City: 5.4% against 9.6%.
Fewer adults hold a degree in Redwood East than across Christchurch City: 20.0% against 29.2%.
Fewer residents were born overseas in Redwood East than across Christchurch City: 21.0% against 27.9%.
| Measure | Redwood East 37% of titles | Redwood North 30% of titles | Redwood West 18% of titles | Northcote (Christchurch City) 12% of titles | Christchurch City whole council |
|---|---|---|---|---|---|
| Usual residents | 3,246 | 2,676 | 2,154 | 2,574 | 391,383 |
| Change since 2018 | +1.4% | −3.8% | −2.2% | −1.9% | +6.1% |
| Change since 2013 | +3.4% | −4.7% | −0.6% | +1.7% | +14.6% |
| Median age | 38.6 | 40.4 | 36.8 | 38.7 | 37.5 |
| Households | 1,260 | 990 | 825 | 1,056 | 149,442 |
| Own or part-own their home (including family trusts) | 72.9% | 82.7% | 59.6% | 65.6% | 64.8% |
| Not owned and not in a family trust (mostly renting) | 27.1% | 17.3% | 40.4% | 34.4% | 35.2% |
| Median household income | $82,100 | $102,800 | $77,400 | $77,100 | $90,600 |
| Median weekly rent, renting households | $400 | $430 | $189 | $425 | $415 |
| Dwellings unoccupied on census night | 4.7% | 3.8% | 5.1% | 6.6% | 8.1% |
| Ages | |||||
| Under 15 | 17.6% | 16.9% | 18.5% | 16.6% | 16.5% |
| 15 to 29 | 18.9% | 19.2% | 20.2% | 20.6% | 21.6% |
| 30 to 64 | 46.8% | 46.9% | 46.1% | 45.3% | 45.5% |
| 65 and over | 16.7% | 17.0% | 15.2% | 17.6% | 16.3% |
| Where people came from | |||||
| Born overseas | 21.0% | 17.2% | 21.9% | 31.7% | 27.9% |
| Of those born overseas, arrived in the last 5 years | 14.6% | 9.9% | 13.6% | 23.5% | 20.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 40.2% | 35.5% | 37.4% | 45.9% | 47.2% |
| Lived overseas 5 years ago (of all residents) | 3.1% | 2.0% | 3.3% | 4.6% | 4.2% |
| Moved here in the last year (of all residents) | 14.5% | 12.3% | 13.1% | 19.2% | 21.5% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 20.0% | 19.1% | 18.7% | 24.5% | 29.2% |
| Employed full-time | 50.2% | 53.6% | 48.8% | 52.0% | 50.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.7% | 2.6% | 3.6% | 2.8% | 2.7% |
| Managers and professionals (of those employed) | 37.3% | 40.2% | 34.2% | 35.9% | 43.7% |
| Median personal income | $38,700 | $45,200 | $37,800 | $39,100 | $40,400 |
| Getting to work (of those employed) | |||||
| Work from home | 10.7% | 11.0% | 10.7% | 10.9% | 13.0% |
| Car, truck or van | 80.5% | 83.4% | 76.3% | 74.4% | 71.7% |
| Bus, train or ferry | 2.6% | 1.8% | 5.8% | 4.6% | 4.1% |
| Walk or cycle | 5.4% | 2.8% | 6.3% | 8.4% | 9.6% |
| Households and families | |||||
| One-person households | 27.3% | 17.8% | 28.9% | 29.2% | 25.9% |
| Average people per household | 2.5 | 2.6 | 2.6 | 2.4 | 2.5 |
| Households with no motor vehicle | 7.4% | 2.8% | 10.6% | 7.8% | 7.1% |
| Crowded households (need one or more extra bedrooms) | 3.9% | 3.1% | 6.3% | 5.3% | 4.6% |
| Couples with children (of families) | 40.3% | 41.9% | 38.9% | 37.9% | 40.2% |
| Couples without children | 41.7% | 41.9% | 32.4% | 43.1% | 43.3% |
| One-parent families | 18.4% | 16.1% | 28.6% | 19.0% | 16.5% |
| Homes | |||||
| Separate (stand-alone) houses | 77.4% | 85.5% | 77.6% | 75.4% | 73.4% |
| Average bedrooms | 3 | 3.3 | 2.9 | 2.9 | 3 |
| Heated with a heat pump | 85.0% | 85.8% | 81.8% | 86.3% | 86.2% |
| Damp, always or sometimes | 17.4% | 15.2% | 25.5% | 15.7% | 15.6% |
| Mould over A4 size, always or sometimes | 10.9% | 9.4% | 16.9% | 11.7% | 9.4% |
Rents around Redwood
New tenancies in Redwood East in the April–June 2026 quarter had a median rent of $600 a week (up 0.0% on a year earlier). That is slightly above the typical suburb in Christchurch City ($560), and close to the national median ($600).
| April–June 2026 | Redwood East 37% of titles | Redwood West 18% of titles | Northcote (Christchurch City) 12% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $600 | $450 | $605 | $600 |
| Middle half of rents | $544–$623 | $165–$580 | $548–$653 | $490–$700 |
| Change in median on a year earlier | +0.0% | −9.6% | +10.0% | +0.2% |
| Bonds lodged in the quarter | 18 | 15 | 18 | 40,827 |
Schools and hospitals near Redwood
LINZ maps 4 school sites inside Redwood, among them Papanui Primary School (Contributing) and Redwood School (Christchurch) (Contributing).
- Papanui Primary School (Contributing)
- Redwood School (Christchurch) (Contributing)
- St Bede's College (Secondary (Year 9-15))
- Te Kura o Matarangi - Northcote School (Contributing)
- Nearest school: Redwood School (Christchurch) (0.6 km)
- Nearest secondary school: St Bede's College (0.6 km)
- Nearest public general hospital: Christchurch Hospital (6.2 km)
School enrolment zones in Redwood: a guide
Six secondary schools have a home zone covering most of Redwood's titles, among them Hagley Community College, Marian College and Papanui High School.
- Redwood School (Christchurch) (primary, Years 1–6): about 55% of titles
- Papanui School (primary, Years 1–6): about 30% of titles
- Te Kura o Matarangi - Northcote School (primary, Years 1–6): about 20% of titles
- St Joseph's School (Papanui) (primary, Years 1–8): all or nearly all titles
- Casebrook Intermediate (intermediate, Years 7–8): all or nearly all titles
- Christchurch Adventist School (composite): all or nearly all titles
- Emmanuel Christian School (composite): all or nearly all titles
- Middleton Grange School (Year 11-13) (composite): all or nearly all titles
- Hagley Community College (secondary): all or nearly all titles
- Marian College (secondary): all or nearly all titles
- Papanui High School (secondary): all or nearly all titles
- St Bede's College (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 Redwood
88% of Redwood's titles are within 400 m of a stop with a scheduled weekday service, close to Christchurch City as a whole (83%).
56% are that close to a frequent stop (60 or more departures that day), close to the council (54%).
The typical title is 193 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 Redwood
OpenStreetMap maps 2 places of worship inside Redwood (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: The Village Presbyterian Church Redwood, under 1 km away
- Hindu: BAPS Shri Swaminarayan Mandir Christchurch, 2.4 km away
- Buddhist: Wat Buddha Samakhee, 2.9 km away
- Muslim: Rasol-O-Allah Islamic Center, 3.6 km away
- Sikh: Gurudwara Singh Sabha, 8.5 km away
- Jewish: Canterbury Hebrew Congregation, 4.9 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 Redwood
The closest match on the measures on this site is Bishopdale, Christchurch City in Christchurch City, nearest on slope, distance to a hospital, rent. 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 |
|---|---|---|---|---|---|
| Bishopdale, Christchurch City | Christchurch City | 19.1% | $598 | 38.4 | slope, distance to a hospital, rent |
| Parklands | Christchurch City | 14.8% | $580 | 39.7 | slope, commuting by public transport, near a frequent stop |
| Woolston | Christchurch City | 15.2% | $530 | 40.5 | slope, near a stop, near a frequent stop |
| Hoon Hay | Christchurch City | 17.8% | $553 | 34.7 | slope, near a stop, born overseas |
| Hornby | Christchurch City | 23.3% | $550 | 36.1 | children, population change, commuting on foot or by bike |
Questions
What is the rent in Redwood?
New tenancies in Redwood East (the rent area for part of Redwood) 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 $544 to $623.
What schools are in Redwood?
LINZ maps 4 school sites inside Redwood, including Papanui Primary School, Redwood School (Christchurch) and St Bede's College. The nearest secondary school to its centre is St Bede's College (0.6 km in a straight line). Secondary-school home zones covering most of its titles include Hagley Community College, Marian College and Papanui High School; check the school's own zone map for any address.