Living in Kaikohe: rents, schools, census and property titles
The 2,574 live property titles in Kaikohe, Far North District are almost all freehold (90%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 110 (4.3%), well below the national share of 8.7%.
- Cross-lease titles
- 110
- Share of live titles
- 4.3%
- Live titles in total
- 2,574
- Far North District share
- 2.2%
- New Zealand share
- 8.7%
- Rank by share in Far North District
- 4 of 7
- Rank by share in New Zealand
- joint 523 of 644
Kaikohe at a glance
Where Kaikohe differs most from suburbs across New Zealand: median age (lower than 94% of NZ suburbs); homes with a heat pump (lower than 93% of NZ suburbs); median weekly rent, new tenancies (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
- Kaikohe is listed under Far North District.
- 2,574 live titles are recorded here, including 110 cross-lease titles (4.3%).
- 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 4.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.5% 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 Kaikohe
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,308 | 89.7% |
| Cross lease | 110 | 4.3% |
| Unit title | 12 | 0.5% |
| Leasehold | 11 | 0.4% |
| Other record types | 133 | 5.2% |
| Total | 2,574 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Kaikohe compares
Nationally, 8.7% of live titles are cross-lease; Kaikohe is well below the national share (8.7%).
Across Far North District as a whole, the share is 2.2%; Kaikohe is about 2.0 times the overall Far North District share (2.2%).
How cross-leases in Kaikohe are set up
Fewer leases include a garage (6% of schemes, against 28% nationally).
Fewer schemes have four or more flats on one section (4%, against 11% nationally).
Carports appear in fewer leases (6% of schemes, against 13% nationally).
| Scheme structure | Kaikohe | Far North District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 50 | 428 | 87,651 |
| Two-flat schemes | 82.0% | 73.4% | 76.2% |
| Three-flat schemes | 14.0% | 10.7% | 12.2% |
| Four or more flats | 4.0% | 15.2% | 11.4% |
| Typical section size (from the titles, not a survey) | 966 m² | 1,018 m² | 908 m² |
| Typical land per flat | 446 m² | 454 m² | 408 m² |
| Schemes with a garage written into a lease | 6.0% | 13.6% | 28.4% |
| Schemes with a carport in a lease | 6.0% | 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) | 18.0% | 25.5% | 35.6% |
| Median year of earliest current title | 1986 | 1991 | 1988 |
| Two-flat schemes on 700 m² or more | 41 | 293 | 54,978 |
Unit titles and leasehold in Kaikohe
Unit titles are 0.5% of Kaikohe's titles, well below Far North District (1.7%) and well below New Zealand (7.5%). They belong to 5 developments, each run by a body corporate; half have 2 units or fewer.
The unit-title share is 3rd lowest of 7 in Far North District.
11 titles (0.4%) are leasehold.
7 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 | 7 |
| Under 10 years left | 0 |
| 10 to 50 years left | 1 |
| More than 50 years left | 0 |
| Term mentions renewal (including perpetually renewable) | 3 |
| Term not stated or not readable | 0 |
New titles in Kaikohe since 2020
109 of Kaikohe's current titles (4%) were first issued since 2020, well below Far North District's suburbs with new-title figures taken together (8%) and well below New Zealand (12%).
That rate is 2nd lowest of 7 in Far North District.
Most came recently: 81 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 99 | 74 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 8 | 5 |
| Other | 2 | 2 |
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 Kaikohe
The typical building in Kaikohe stands on ground sloping 1.6° (read on an 8 m grid, so short steep banks may be understated), joint flattest of 7 in Far North District.
Nearly all of its 3,824 measured buildings (91%) stand on ground under 5°.
The land rises from about 42 m to 381 m, and 22% 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 Kaikohe
Kaikohe is inland: the typical title is 18 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 Kaikohe: 2023 Census
About 66% of Kaikohe's titles are in the census area Kaikohe (a Stats NZ statistical area), so these figures describe that area, not Kaikohe exactly.
More households have no car in Kaikohe than across Far North District: 11.6% against 4.7%.
Fewer residents were born overseas in Kaikohe than across Far North District: 7.3% against 15.6%.
More workers walk or cycle to work in Kaikohe than across Far North District: 8.0% against 4.1%.
| Measure | Kaikohe | Ngapuhi | Far North District whole council |
|---|---|---|---|
| Usual residents | 4,563 | 1,920 | 71,430 |
| Change since 2018 | +2.4% | +8.1% | +9.5% |
| Change since 2013 | +17.5% | +42.5% | +28.2% |
| Median age | 31 | 36.9 | 44.3 |
| Households | 1,341 | 489 | 25,374 |
| Own or part-own their home (including family trusts) | 45.9% | 68.1% | 71.7% |
| Not owned and not in a family trust (mostly renting) | 54.1% | 31.3% | 28.3% |
| Median household income | $61,500 | $69,300 | $65,500 |
| Median weekly rent, renting households | $300 | $300 | $320 |
| Dwellings unoccupied on census night | 11.0% | 15.8% | 20.3% |
| Ages | |||
| Under 15 | 27.7% | 18.8% | 19.9% |
| 15 to 29 | 21.1% | 18.9% | 15.3% |
| 30 to 64 | 37.7% | 49.5% | 42.8% |
| 65 and over | 13.5% | 13.0% | 22.0% |
| Where people came from | |||
| Born overseas | 7.3% | 6.8% | 15.6% |
| Of those born overseas, arrived in the last 5 years | 23.1% | 5.0% | 15.4% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 48.7% | 53.9% | 46.9% |
| Lived overseas 5 years ago (of all residents) | 3.3% | 3.4% | 4.1% |
| Moved here in the last year (of all residents) | 19.6% | 32.4% | 17.9% |
| Work and study (people 15 and over) | |||
| Bachelor degree or higher | 10.0% | 9.8% | 16.6% |
| Employed full-time | 38.3% | 36.2% | 40.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 8.3% | 9.0% | 4.7% |
| Managers and professionals (of those employed) | 34.6% | 36.1% | 41.8% |
| Median personal income | $28,100 | $24,500 | $29,700 |
| Getting to work (of those employed) | |||
| Work from home | 12.3% | 19.1% | 22.8% |
| Car, truck or van | 78.7% | 76.3% | 71.8% |
| Bus, train or ferry | 0.2% | 0.0% | 0.3% |
| Walk or cycle | 8.0% | 4.1% | 4.1% |
| Households and families | |||
| One-person households | 26.4% | 25.7% | 26.4% |
| Average people per household | 3.1 | 3 | 2.6 |
| Households with no motor vehicle | 11.6% | 3.2% | 4.7% |
| Crowded households (need one or more extra bedrooms) | 19.7% | 14.9% | 9.4% |
| Couples with children (of families) | 32.9% | 34.3% | 32.3% |
| Couples without children | 24.2% | 35.2% | 46.6% |
| One-parent families | 42.6% | 30.6% | 21.1% |
| Homes | |||
| Separate (stand-alone) houses | 82.0% | 88.3% | 86.7% |
| Average bedrooms | 2.9 | 3 | 3 |
| Heated with a heat pump | 51.3% | 29.9% | 43.4% |
| Damp, always or sometimes | 46.7% | 46.8% | 28.6% |
| Mould over A4 size, always or sometimes | 41.2% | 39.0% | 23.4% |
Rents around Kaikohe
New tenancies in Kaikohe in the April–June 2026 quarter had a median rent of $470 a week (up 2.2% on a year earlier). That is close to the typical suburb in Far North District ($500), and below the national median ($600); the lowest of 5 in Far North District.
| April–June 2026 | Kaikohe | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $470 | $600 |
| Middle half of rents | $378–$550 | $490–$700 |
| Change in median on a year earlier | +2.2% | +0.2% |
| Bonds lodged in the quarter | 24 | 40,827 |
Schools and hospitals near Kaikohe
LINZ maps 6 school sites inside Kaikohe, among them Kaikohe Christian School (Composite) and Kaikohe East School (Contributing).
- Kaikohe Christian School (Composite)
- Kaikohe East School (Contributing)
- Kaikohe Intermediate (Intermediate)
- Kaikohe West School (Contributing)
- Northland College (Secondary (Year 9-15))
- Te Kura Kaupapa Māori o Kaikohe (Composite)
- Nearest school: Northland College (2.2 km)
- Nearest secondary school: Northland College (2.2 km)
- Nearest public general hospital: Bay of Islands Hospital (25.4 km)
School enrolment zones in Kaikohe: a guide
The largest primary-school zone share of Kaikohe's titles is in Tautoro School's home zone (about 10%).
- Tautoro School (primary): about 10% of titles
About 90% of Kaikohe's titles are outside every mapped home zone.
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 Kaikohe
OpenStreetMap maps 8 places of worship inside Kaikohe (7 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Saint Anthony's Catholic Church, 2.2 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%)
- Haruru: 45 cross-lease titles (5.4%)
- Kawakawa: 38 cross-lease titles (3.4%)
- Coopers Beach: 33 cross-lease titles (5.1%)
All suburbs in Far North District
Suburbs like Kaikohe
The closest match on the measures on this site is Kaitaia in Far North District, nearest on commuting by public transport, slope, unit-title share. 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 |
|---|---|---|---|---|---|
| Kaitaia | Far North District | 6.5% | $500 | 34 | commuting by public transport, slope, unit-title share |
| Hikurangi | Whangarei District | 2.8% | No data | 32.5 | commuting by public transport, unit-title share, heat pumps |
| Ōpōtiki | Ōpōtiki District | 14.3% | $520 | 31.8 | unit-title share, older residents, degrees |
| Papamoa Beach | Tauranga City | 7.1% | No data | No data | schools, land per flat, slope |
| Kawakawa | Far North District | 3.4% | No data | 34.2 | commuting by public transport, population change, unit-title share |
Questions
What is the rent in Kaikohe?
New tenancies in the Kaikohe rent area had a median rent of $470 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 $378 to $550.
What schools are in Kaikohe?
LINZ maps 6 school sites inside Kaikohe, including Kaikohe Christian School, Kaikohe East School and Kaikohe Intermediate. The nearest secondary school to its centre is Northland College (2.2 km in a straight line). Being near a school does not mean being in its zone.