Living in North East Valley: schools, census and property titles
The 1,768 live property titles in North East Valley, Dunedin City are almost all freehold (88%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 96 (5.4%), well below the national share of 8.7%.
North East Valley cross-lease titles
- Cross-lease titles
- 96
- Share of live titles
- 5.4%
- Live titles in total
- 1,768
- 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
North East Valley at a glance
Where North East Valley differs most from suburbs across New Zealand: median age (lower than 99% of NZ suburbs); 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
- North East Valley is listed under Dunedin City.
- 1,768 live titles are recorded here, including 96 cross-lease titles (5.4%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
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 4.4% 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
- A usable MBIE new-tenancy rent figure is not available for this suburb.
- Mapped public-transport context is not available for this suburb.
Title mix in North East Valley
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,564 | 88.5% |
| Cross lease | 96 | 5.4% |
| Unit title | 77 | 4.4% |
| Leasehold | 24 | 1.4% |
| Other record types | 7 | 0.4% |
| Total | 1,768 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How North East Valley compares
Nationally, 8.7% of live titles are cross-lease; North East Valley is well below the national share (8.7%).
Across Dunedin City as a whole, the share is 4.9%; North East Valley is slightly higher than the overall Dunedin City share (4.9%).
How cross-leases in North East Valley are set up
Fewer leases include a garage (6% of schemes, against 28% nationally).
Fewer schemes refer to more than one flats plan (11%, against 36% nationally), usually because a plan was redrawn.
Carports appear in more leases (25% of schemes, against 13% nationally).
| Scheme structure | North East Valley | Dunedin City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 36 | 1,210 | 87,651 |
| Two-flat schemes | 72.2% | 70.9% | 76.2% |
| Three-flat schemes | 8.3% | 10.7% | 12.2% |
| Four or more flats | 19.4% | 18.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 617 m² | 632 m² | 908 m² |
| Typical land per flat | 250 m² | 270 m² | 408 m² |
| Schemes with a garage written into a lease | 5.6% | 32.4% | 28.4% |
| Schemes with a carport in a lease | 25.0% | 17.5% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 3.6% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 11.1% | 10.2% | 35.6% |
| Median year of earliest current title | 1988 | 1980 | 1988 |
| Two-flat schemes on 700 m² or more | 4 | 239 | 54,978 |
Unit titles and leasehold in North East Valley
Unit titles are 4% of North East Valley's titles, close to Dunedin City (4%) and well below New Zealand (8%). They belong to 7 developments, each run by a body corporate; 1 has 50 or more units.
24 titles (1.4%) are leasehold.
1 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 | 0 |
| Under 10 years left | 1 |
| 10 to 50 years left | 0 |
| More than 50 years left | 0 |
| Term mentions renewal (including perpetually renewable) | 21 |
| Term not stated or not readable | 2 |
New titles in North East Valley since 2020
48 of North East Valley'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: 34 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 39 | 27 |
| Unit title | 5 | 4 |
| Cross-lease | 0 | 0 |
| Leasehold | 4 | 3 |
| 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 North East Valley
The typical building in North East Valley stands on ground sloping 6.2° (read on an 8 m grid, so short steep banks may be understated).
About 11% of its 2,249 measured buildings stand on ground of 15° or more.
The land rises from about 19 m to 237 m, and 42% of all of it, including reserves and gullies, is 15° or steeper.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from North East Valley
North East Valley is inland: the typical title is 2.3 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 North East Valley: 2023 Census
North East Valley's titles fall in 6 census areas (Stats NZ statistical areas). The 3 shown below hold 98% of its titles; their figures are shown side by side and are not added together.
Fewer residents are children under 15 in North East Valley Knox than across Dunedin City: 5.3% against 14.8%.
Fewer residents are 65 or over in North East Valley Knox than across Dunedin City: 6.2% against 17.3%.
More workers walk or cycle to work in North East Valley Knox than across Dunedin City: 29.5% against 11.4%.
| Measure | North East Valley Knox 43% of titles | North East Valley Chingford 40% of titles | Normanby (Dunedin City) 15% of titles | Dunedin City whole council |
|---|---|---|---|---|
| Usual residents | 2,439 | 1,617 | 1,422 | 128,901 |
| Change since 2018 | −3.3% | −2.2% | −0.2% | +2.1% |
| Change since 2013 | +2.1% | +2.5% | +2.2% | +7.2% |
| Median age | 22.5 | 35 | 42.8 | 37 |
| Households | 717 | 621 | 525 | 49,188 |
| Own or part-own their home (including family trusts) | 33.9% | 60.9% | 74.3% | 68.1% |
| Not owned and not in a family trust (mostly renting) | 66.1% | 39.6% | 25.7% | 31.8% |
| Median household income | $62,600 | $74,900 | $83,900 | $80,500 |
| Median weekly rent, renting households | $440 | $400 | $393 | $400 |
| Dwellings unoccupied on census night | 8.6% | 7.9% | 7.2% | 8.2% |
| Ages | ||||
| Under 15 | 5.3% | 13.0% | 16.9% | 14.8% |
| 15 to 29 | 65.4% | 29.9% | 17.9% | 26.7% |
| 30 to 64 | 23.0% | 43.6% | 44.1% | 41.2% |
| 65 and over | 6.2% | 13.5% | 21.3% | 17.3% |
| Where people came from | ||||
| Born overseas | 29.9% | 25.0% | 24.2% | 21.2% |
| Of those born overseas, arrived in the last 5 years | 28.8% | 25.2% | 18.6% | 22.7% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 72.0% | 45.0% | 42.6% | 45.1% |
| Lived overseas 5 years ago (of all residents) | 6.9% | 4.7% | 2.8% | 3.7% |
| Moved here in the last year (of all residents) | 49.8% | 26.1% | 18.2% | 24.0% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 30.3% | 35.9% | 39.4% | 29.0% |
| Employed full-time | 28.1% | 43.3% | 44.8% | 44.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 5.1% | 5.1% | 4.3% | 3.2% |
| Managers and professionals (of those employed) | 34.7% | 41.4% | 49.2% | 42.6% |
| Median personal income | $17,300 | $29,300 | $34,000 | $33,500 |
| Getting to work (of those employed) | ||||
| Work from home | 9.4% | 11.5% | 11.2% | 12.6% |
| Car, truck or van | 49.5% | 59.0% | 68.6% | 70.3% |
| Bus, train or ferry | 9.7% | 9.8% | 6.6% | 4.6% |
| Walk or cycle | 29.5% | 18.6% | 12.4% | 11.4% |
| Households and families | ||||
| One-person households | 27.2% | 23.5% | 29.5% | 27.0% |
| Average people per household | 2.8 | 2.5 | 2.5 | 2.5 |
| Households with no motor vehicle | 15.7% | 12.6% | 10.1% | 8.8% |
| Crowded households (need one or more extra bedrooms) | 6.0% | 3.9% | 2.3% | 3.4% |
| Couples with children (of families) | 28.6% | 32.6% | 43.0% | 38.4% |
| Couples without children | 53.8% | 47.3% | 43.0% | 46.5% |
| One-parent families | 17.6% | 19.4% | 14.9% | 15.1% |
| Homes | ||||
| Separate (stand-alone) houses | 69.6% | 89.9% | 89.3% | 81.2% |
| Average bedrooms | 3.1 | 3 | 2.9 | 3 |
| Heated with a heat pump | 78.3% | 78.1% | 77.6% | 77.7% |
| Damp, always or sometimes | 27.3% | 26.9% | 21.1% | 17.3% |
| Mould over A4 size, always or sometimes | 19.2% | 16.8% | 14.3% | 11.5% |
Schools and hospitals near North East Valley
LINZ maps 3 school sites inside North East Valley, among them Dunedin North Intermediate (Intermediate) and North East Valley Normal School (Contributing).
- Dunedin North Intermediate (Intermediate)
- North East Valley Normal School (Contributing)
- Sacred Heart School (Dunedin) (Contributing)
- Nearest school: North East Valley Normal School (0.2 km)
- Nearest secondary school: Logan Park High School (1.5 km)
- Nearest public general hospital: Dunedin Hospital (3.0 km)
School enrolment zones in North East Valley: a guide
Four secondary schools have a home zone covering most of North East Valley's titles, among them John McGlashan College, Kavanagh College and Logan Park High School.
- North East Valley Normal School (primary, Years 1–6): about 80% of titles
- Opoho School (primary, Years 1–6): about 20% of titles
- George Street Normal School (primary, Years 1–6): about 5% 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
- Dunedin North 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
- Logan Park High School (secondary): all or nearly all titles
- St Hildas Collegiate (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
Places of worship near North East Valley
OpenStreetMap maps 4 places of worship inside North East Valley (4 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: North East Valley Baptist Church, under 1 km away
- Muslim: Masjid Al Huda, 2.7 km away
- Jewish: Dunedin Jewish Congregation, 2.1 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%)
- Roslyn: 85 cross-lease titles (9.8%)
- Saint Clair: 85 cross-lease titles (5.5%)
Suburbs like North East Valley
The closest match on the measures on this site is North Dunedin in Dunedin City, nearest on distance to the coast, working from home, heat pumps. 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 |
|---|---|---|---|---|---|
| North Dunedin | Dunedin City | 3.0% | $280 | 20.1 | distance to the coast, working from home, heat pumps |
| Timaru | Timaru District | 4.6% | No data | 38.5 | new titles, cross-lease share, distance to the coast |
| Dunedin Central | Dunedin City | 3.4% | $400 | 23.6 | working from home, distance to the coast, degrees |
| Upper Riccarton | Christchurch City | 24.7% | $518 | 29.4 | schools, distance to a hospital, home ownership |
| Palmerston North | Palmerston North City | 10.0% | $425 | 29.6 | born overseas, population change, damp homes |
Questions
What schools are in North East Valley?
LINZ maps 3 school sites inside North East Valley: Dunedin North Intermediate, North East Valley Normal School and Sacred Heart School (Dunedin). The nearest secondary school to its centre is Logan Park High School (1.5 km in a straight line). Secondary-school home zones covering most of its titles include John McGlashan College, Kavanagh College and Logan Park High School; check the school's own zone map for any address.