Living in Haruru: census and property titles
The 832 live property titles in Haruru, Far North District are almost all freehold (88%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 45 (5.4%), well below the national share of 8.7%.
- Cross-lease titles
- 45
- Share of live titles
- 5.4%
- Live titles in total
- 832
- Far North District share
- 2.2%
- New Zealand share
- 8.7%
- Rank by share in Far North District
- 2 of 7
- Rank by share in New Zealand
- joint 472 of 644
Haruru at a glance
Where Haruru differs most from suburbs across New Zealand: median age (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
- Haruru is listed under Far North District.
- 832 live titles are recorded here, including 45 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 5.4% 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 Haruru
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 735 | 88.3% |
| Cross lease | 45 | 5.4% |
| Unit title | 45 | 5.4% |
| Leasehold | 2 | 0.2% |
| Other record types | 5 | 0.6% |
| Total | 832 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Haruru compares
Nationally, 8.7% of live titles are cross-lease; Haruru is well below the national share (8.7%).
Across Far North District as a whole, the share is 2.2%; Haruru is about 2.5 times the overall Far North District share (2.2%).
Its cross-lease share is 2nd highest of 7 in Far North District (among suburbs with an indexed page on this site).
How cross-leases in Haruru are set up
Fewer leases include a garage (7% of schemes, against 28% nationally).
More schemes have four or more flats on one section (27%, against 11% nationally), up to 30.
Three-flat schemes are more common here (20%, against 12% nationally).
| Scheme structure | Haruru | Far North District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 15 | 428 | 87,651 |
| Two-flat schemes | 53.3% | 73.4% | 76.2% |
| Three-flat schemes | 20.0% | 10.7% | 12.2% |
| Four or more flats | 26.7% | 15.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,619 m² | 1,018 m² | 908 m² |
| Typical land per flat | 540 m² | 454 m² | 408 m² |
| Schemes with a garage written into a lease | 6.7% | 13.6% | 28.4% |
| Schemes with a carport in a lease | 0.0% | 6.1% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 3.3% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 46.7% | 25.5% | 35.6% |
| Median year of earliest current title | 1990 | 1991 | 1988 |
| Two-flat schemes on 700 m² or more | 7 | 293 | 54,978 |
Unit titles and leasehold in Haruru
Unit titles are 5% of Haruru's titles, well above Far North District (2%) and well below New Zealand (8%). They belong to 3 developments, each run by a body corporate; half have 10 units or fewer.
The unit-title share is 2nd highest of 7 in Far North District.
New titles in Haruru since 2020
88 of Haruru's current titles (11%) were first issued since 2020, above Far North District's suburbs with new-title figures taken together (8%) and slightly below New Zealand (12%).
That rate is 2nd highest of 7 in Far North District.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 87 | 34 |
| Unit title | 0 | 0 |
| 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 Haruru
The typical building in Haruru stands on ground sloping 4.0° (read on an 8 m grid, so short steep banks may be understated).
The land rises from about 0 m to 235 m, and 36% 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 Haruru
24% of Haruru's titles are within 200 m of the sea or harbour edge, 55% within 500 m and 78% within 1 km. The typical title is 430 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 Haruru: 2023 Census
About 75% of Haruru's titles are in the census area Haruru (a Stats NZ statistical area), so these figures describe that area, not Haruru exactly.
More residents were born overseas in Haruru than across Far North District: 28.3% against 15.6%.
Fewer workers work from home in Haruru than across Far North District: 16.7% against 22.8%.
More adults hold a degree in Haruru than across Far North District: 21.2% against 16.6%.
| Measure | Haruru | Puketona-Waitangi | Far North District whole council |
|---|---|---|---|
| Usual residents | 1,179 | 1,515 | 71,430 |
| Change since 2018 | +9.5% | +11.0% | +9.5% |
| Change since 2013 | +36.0% | +30.5% | +28.2% |
| Median age | 48.8 | 48.7 | 44.3 |
| Households | 438 | 579 | 25,374 |
| Own or part-own their home (including family trusts) | 71.2% | 79.8% | 71.7% |
| Not owned and not in a family trust (mostly renting) | 28.8% | 19.7% | 28.3% |
| Median household income | $68,600 | $89,100 | $65,500 |
| Median weekly rent, renting households | $380 | $270 | $320 |
| Dwellings unoccupied on census night | 12.2% | 15.6% | 20.3% |
| Ages | |||
| Under 15 | 17.8% | 16.4% | 19.9% |
| 15 to 29 | 11.7% | 12.9% | 15.3% |
| 30 to 64 | 43.3% | 46.7% | 42.8% |
| 65 and over | 27.2% | 24.2% | 22.0% |
| Where people came from | |||
| Born overseas | 28.3% | 19.5% | 15.6% |
| Of those born overseas, arrived in the last 5 years | 12.7% | 10.3% | 15.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 51.0% | 44.4% | 46.9% |
| Lived overseas 5 years ago (of all residents) | 3.1% | 4.4% | 4.1% |
| Moved here in the last year (of all residents) | 21.5% | 14.4% | 17.9% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 21.2% | 22.4% | 16.6% |
| Employed full-time | 45.2% | 47.3% | 40.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.8% | 1.9% | 4.7% |
| Managers and professionals (of those employed) | 41.1% | 43.2% | 41.8% |
| Median personal income | $34,000 | $38,400 | $29,700 |
| Getting to work (of those employed) | |||
| Work from home | 16.7% | 28.9% | 22.8% |
| Car, truck or van | 78.6% | 67.3% | 71.8% |
| Bus, train or ferry | 0.5% | 0.4% | 0.3% |
| Walk or cycle | 3.6% | 3.0% | 4.1% |
| Households and families | |||
| One-person households | 23.4% | 20.3% | 26.4% |
| Average people per household | 2.4 | 2.5 | 2.6 |
| Households with no motor vehicle | 3.1% | 0.6% | 4.7% |
| Crowded households (need one or more extra bedrooms) | 5.8% | 5.4% | 9.4% |
| Couples with children (of families) | 30.0% | 32.8% | 32.3% |
| Couples without children | 57.0% | 56.2% | 46.6% |
| One-parent families | 13.0% | 10.2% | 21.1% |
| Homes | |||
| Separate (stand-alone) houses | 84.9% | 88.4% | 86.7% |
| Average bedrooms | 3 | 3.1 | 3 |
| Heated with a heat pump | 64.1% | 38.2% | 43.4% |
| Damp, always or sometimes | 18.1% | 17.7% | 28.6% |
| Mould over A4 size, always or sometimes | 15.3% | 16.0% | 23.4% |
School enrolment zones in Haruru: a guide
One secondary school has a home zone covering most of Haruru's titles: Kerikeri High School.
- Oromahoe School (primary): all or nearly all titles
- Kerikeri High School (secondary): all or nearly all titles
- Bay of Islands College (secondary): about 50% 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 Haruru
No place of worship is mapped in OpenStreetMap inside Haruru's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Paihia Baptist Church, 5.9 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Far North District with many cross-leases
- Kaitaia: 254 cross-lease titles (6.5%)
- Kerikeri: 232 cross-lease titles (3.8%)
- Paihia: 125 cross-lease titles (2.5%)
- Kaikohe: 110 cross-lease titles (4.3%)
- Kawakawa: 38 cross-lease titles (3.4%)
- Coopers Beach: 33 cross-lease titles (5.1%)
All suburbs in Far North District
Suburbs like Haruru
The closest match on the measures on this site is Snells Beach in Auckland, nearest on children, distance to the coast, commuting on foot or by bike. 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 |
|---|---|---|---|---|---|
| Snells Beach | Auckland | 6.0% | $640 | 48.1 | children, distance to the coast, commuting on foot or by bike |
| Ngunguru | Whangarei District | 5.0% | No data | 46.3 | distance to the coast, cross-lease share, elevation |
| Pukekohe | Auckland | 7.5% | No data | No data | unit-title share, elevation, new titles |
| Maunu | Whangarei District | 5.6% | No data | 44.4 | commuting by public transport, cross-lease share, older residents |
| Te Kamo | Whangarei District | 9.3% | No data | 47.3 | commuting by public transport, degrees, unit-title share |