Living in Kaikorai: rents, schools, census and property titles
The 855 live property titles in Kaikorai, Dunedin City are almost all freehold (94%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 46 (5.4%), well below the national share of 8.7%.
- Cross-lease titles
- 46
- Share of live titles
- 5.4%
- Live titles in total
- 855
- Dunedin City share
- 4.9%
- New Zealand share
- 8.7%
- Rank by share in Dunedin City
- joint 11 of 18
- Rank by share in New Zealand
- joint 472 of 644
Kaikorai at a glance
Where Kaikorai differs most from suburbs across New Zealand: median slope under buildings (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
- Kaikorai is listed under Dunedin City.
- 855 live titles are recorded here, including 46 cross-lease titles (5.4%).
- 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 5.4% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.7% of recorded titles, so title structure can vary within the suburb.
- 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
- Mapped public-transport context is not available for this suburb.
Title mix in Kaikorai
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 800 | 93.6% |
| Cross lease | 46 | 5.4% |
| Unit title | 6 | 0.7% |
| Leasehold | 1 | 0.1% |
| Other record types | 2 | 0.2% |
| Total | 855 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Kaikorai compares
Nationally, 8.7% of live titles are cross-lease; Kaikorai is well below the national share (8.7%).
Across Dunedin City as a whole, the share is 4.9%; Kaikorai is slightly higher than the overall Dunedin City share (4.9%).
How cross-leases in Kaikorai are set up
Fewer schemes refer to more than one flats plan (4%, against 36% nationally), usually because a plan was redrawn.
More leases include a garage (42% of schemes, against 28% nationally).
Less land per flat than is typical in New Zealand: about 288 m² per flat, against 408 m².
| Scheme structure | Kaikorai | Dunedin City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 24 | 1,210 | 87,651 |
| Two-flat schemes | 100.0% | 70.9% | 76.2% |
| Three-flat schemes | 0.0% | 10.7% | 12.2% |
| Four or more flats | 0.0% | 18.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 577 m² | 632 m² | 908 m² |
| Typical land per flat | 288 m² | 270 m² | 408 m² |
| Schemes with a garage written into a lease | 41.7% | 32.4% | 28.4% |
| Schemes with a carport in a lease | 12.5% | 17.5% | 13.3% |
| Schemes with a separate exclusive-use area | 4.2% | 3.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 4.2% | 10.2% | 35.6% |
| Median year of earliest current title | 1976 | 1980 | 1988 |
| Two-flat schemes on 700 m² or more | 7 | 239 | 54,978 |
New titles in Kaikorai since 2020
25 of Kaikorai's current titles (3%) were first issued since 2020, well below Dunedin City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
That rate is in the lowest quarter of 17 in Dunedin City.
Most came recently: 18 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 25 | 18 |
| Unit title | 0 | 0 |
| 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 Kaikorai
The typical building in Kaikorai stands on ground sloping 7.8° (read on an 8 m grid, so short steep banks may be understated), 3rd steepest of 18 in Dunedin City.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Kaikorai
Kaikorai is inland: the typical title is 2.3 km from the sea or harbour edge, and none is 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 Kaikorai: 2023 Census
Kaikorai's titles fall in 2 census areas (Stats NZ statistical areas). The 2 shown below hold 100% of its titles; their figures are shown side by side and are not added together.
More households have no car in Wakari than across Dunedin City: 13.0% against 8.8%.
Fewer workers walk or cycle to work in Wakari than across Dunedin City: 8.6% against 11.4%.
More residents are children under 15 in Wakari than across Dunedin City: 19.1% against 14.8%.
| Measure | Wakari 59% of titles | Roslyn (Dunedin City) 41% of titles | Dunedin City whole council |
|---|---|---|---|
| Usual residents | 4,131 | 2,994 | 128,901 |
| Change since 2018 | +0.8% | −1.8% | +2.1% |
| Change since 2013 | +8.1% | −2.2% | +7.2% |
| Median age | 38.5 | 41.2 | 37 |
| Households | 1,731 | 1,125 | 49,188 |
| Own or part-own their home (including family trusts) | 66.4% | 67.2% | 68.1% |
| Not owned and not in a family trust (mostly renting) | 33.6% | 32.8% | 31.8% |
| Median household income | $75,600 | $100,500 | $80,500 |
| Median weekly rent, renting households | $350 | $450 | $400 |
| Dwellings unoccupied on census night | 6.1% | 11.9% | 8.2% |
| Ages | |||
| Under 15 | 19.1% | 15.5% | 14.8% |
| 15 to 29 | 18.4% | 21.5% | 26.7% |
| 30 to 64 | 46.6% | 40.6% | 41.2% |
| 65 and over | 15.9% | 22.4% | 17.3% |
| Where people came from | |||
| Born overseas | 21.6% | 28.0% | 21.2% |
| Of those born overseas, arrived in the last 5 years | 26.1% | 22.7% | 22.7% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 37.0% | 46.5% | 45.1% |
| Lived overseas 5 years ago (of all residents) | 4.2% | 5.1% | 3.7% |
| Moved here in the last year (of all residents) | 17.1% | 24.2% | 24.0% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 35.1% | 49.3% | 29.0% |
| Employed full-time | 51.3% | 45.7% | 44.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.2% | 2.1% | 3.2% |
| Managers and professionals (of those employed) | 47.6% | 55.9% | 42.6% |
| Median personal income | $41,300 | $40,400 | $33,500 |
| Getting to work (of those employed) | |||
| Work from home | 9.8% | 14.6% | 12.6% |
| Car, truck or van | 74.3% | 61.0% | 70.3% |
| Bus, train or ferry | 5.5% | 3.8% | 4.6% |
| Walk or cycle | 8.6% | 19.5% | 11.4% |
| Households and families | |||
| One-person households | 34.2% | 27.5% | 27.0% |
| Average people per household | 2.3 | 2.4 | 2.5 |
| Households with no motor vehicle | 13.0% | 8.3% | 8.8% |
| Crowded households (need one or more extra bedrooms) | 4.3% | 1.9% | 3.4% |
| Couples with children (of families) | 42.4% | 40.1% | 38.4% |
| Couples without children | 38.9% | 47.8% | 46.5% |
| One-parent families | 18.7% | 11.7% | 15.1% |
| Homes | |||
| Separate (stand-alone) houses | 78.7% | 80.3% | 81.2% |
| Average bedrooms | 2.7 | 3.1 | 3 |
| Heated with a heat pump | 77.9% | 83.9% | 77.7% |
| Damp, always or sometimes | 21.8% | 14.9% | 17.3% |
| Mould over A4 size, always or sometimes | 13.7% | 9.4% | 11.5% |
Rents around Kaikorai
New tenancies in Wakari in the April–June 2026 quarter had a median rent of $538 a week (down 2.2% on a year earlier). That is close to the typical suburb in Dunedin City ($565), and slightly below the national median ($600).
| April–June 2026 | Wakari 59% of titles | Roslyn (Dunedin City) 41% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $538 | $650 | $600 |
| Middle half of rents | $510–$618 | $565–$750 | $490–$700 |
| Change in median on a year earlier | −2.2% | +10.2% | +0.2% |
| Bonds lodged in the quarter | 18 | 15 | 40,827 |
Schools and hospitals near Kaikorai
No school site lies inside Kaikorai's boundary; the nearest is Kaikorai School, 0.5 km away in a straight line.
- Nearest school: Kaikorai School (0.5 km)
- Nearest secondary school: Columba College (0.8 km)
- Nearest public general hospital: Dunedin Hospital (2.0 km)
School enrolment zones in Kaikorai: a guide
Four secondary schools have a home zone covering most of Kaikorai's titles, among them John McGlashan College, Kavanagh College and Otago Girls' High School.
- Kaikorai School (primary, Years 1–6): about 95% of titles
- Wakari School (primary, Years 1–6): about 10% of titles
- Dunedin Rudolf Steiner School (primary, Years 1–8): all or nearly all titles
- Liberton Christian School (primary, Years 1–8): all or nearly all titles
- Balmacewen Intermediate (intermediate, Years 7–8): all or nearly all titles
- Columba College (composite): all or nearly all titles
- John McGlashan College (secondary): all or nearly all titles
- Kavanagh College (secondary): all or nearly all titles
- Otago Girls' High School (secondary): all or nearly all titles
- St Hildas Collegiate (secondary): all or nearly all titles
- Logan Park High School (secondary): about 25% of titles
A guide only: check the school's own zone map for any address. Zones as at 14 July 2026. Sources and limits
Places of worship near Kaikorai
OpenStreetMap maps 2 places of worship inside Kaikorai (2 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Kaikorai Presbyterian Church, under 1 km away
- Muslim: Masjid Al Huda, 2.4 km away
- Jewish: Dunedin Jewish Congregation, 2.2 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Dunedin City with many cross-leases
- Mosgiel: 626 cross-lease titles (8.9%)
- Saint Kilda: 573 cross-lease titles (25.3%)
- South Dunedin: 356 cross-lease titles (16.9%)
- Caversham: 165 cross-lease titles (12.2%)
- Dunedin Central: 123 cross-lease titles (3.4%)
- North East Valley: 96 cross-lease titles (5.4%)
- Roslyn: 85 cross-lease titles (9.8%)
Suburbs like Kaikorai
The closest match on the measures on this site is Mornington, Dunedin City in Dunedin City, nearest on rent, distance to the coast, degrees. 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 |
|---|---|---|---|---|---|
| Mornington, Dunedin City | Dunedin City | 4.1% | $538 | 35.8 | rent, distance to the coast, degrees |
| Kenmure | Dunedin City | 5.5% | No data | 37.3 | recent movers within NZ, cross-lease share, population change |
| Andersons Bay | Dunedin City | 4.0% | No data | 40.6 | commuting by public transport, population change, unit-title share |
| Belleknowes | Dunedin City | 4.7% | $615 | 41.5 | schools, distance to the coast, distance to a hospital |
| Musselburgh | Dunedin City | 8.1% | $565 | 38.7 | schools, population change, unit-title share |
Questions
What is the rent in Kaikorai?
New tenancies in Wakari (the rent area for part of Kaikorai) had a median rent of $538 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 $510 to $618.
What schools are in Kaikorai?
No school site lies inside Kaikorai's boundary. The nearest school is Kaikorai School (0.5 km in a straight line). Secondary-school home zones covering most of its titles include John McGlashan College, Kavanagh College and Otago Girls' High School; check the school's own zone map for any address.