Living in Mangapapa: rents, schools, census and property titles
The 1,704 live property titles in Mangapapa, Gisborne District are almost all freehold (96%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 64 (3.8%), well below the national share of 8.7%.
- Cross-lease titles
- 64
- Share of live titles
- 3.8%
- Live titles in total
- 1,704
- Gisborne District share
- 2.3%
- New Zealand share
- 8.7%
- Rank by share in Gisborne District
- 5 of 5
- Rank by share in New Zealand
- joint 549 of 644
Mangapapa at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Mangapapa is listed under Gisborne District.
- 1,704 live titles are recorded here, including 64 cross-lease titles (3.8%).
- 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 3.8% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.4% 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
- Mapped public-transport context is not available for this suburb.
Title mix in Mangapapa
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,628 | 95.5% |
| Cross lease | 64 | 3.8% |
| Unit title | 7 | 0.4% |
| Leasehold | 2 | 0.1% |
| Other record types | 3 | 0.2% |
| Total | 1,704 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Mangapapa compares
Nationally, 8.7% of live titles are cross-lease; Mangapapa is well below the national share (8.7%).
Across Gisborne District as a whole, the share is 2.3%; Mangapapa is about 1.7 times the overall Gisborne District share (2.3%).
Its cross-lease share is the lowest of 5 in Gisborne District (among suburbs with an indexed page on this site).
How cross-leases in Mangapapa are set up
More leases include a garage (60% of schemes, against 28% nationally).
Carports appear in fewer leases (7% of schemes, against 13% nationally).
Three-flat schemes are more common here (17%, against 12% nationally).
| Scheme structure | Mangapapa | Gisborne District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 30 | 236 | 87,651 |
| Two-flat schemes | 83.3% | 78.0% | 76.2% |
| Three-flat schemes | 16.7% | 13.6% | 12.2% |
| Four or more flats | 0.0% | 8.5% | 11.4% |
| Typical section size (from the titles, not a survey) | 810 m² | 878 m² | 908 m² |
| Typical land per flat | 402 m² | 404 m² | 408 m² |
| Schemes with a garage written into a lease | 60.0% | 32.2% | 28.4% |
| Schemes with a carport in a lease | 6.7% | 11.0% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 1.3% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 0.0% | 12.3% | 35.6% |
| Median year of earliest current title | 1980 | 1984 | 1988 |
| Two-flat schemes on 700 m² or more | 20 | 135 | 54,978 |
New titles in Mangapapa since 2020
78 of Mangapapa's current titles (5%) were first issued since 2020, slightly below Gisborne District's suburbs with new-title figures taken together (6%) and well below New Zealand (12%).
That rate is 2nd highest of 5 in Gisborne District.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 78 | 50 |
| 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 Mangapapa
The typical building in Mangapapa stands on ground sloping 1.0° (read on an 8 m grid, so short steep banks may be understated), 2nd steepest of 5 in Gisborne District.
Nearly all of its 2,849 measured buildings (92%) stand on ground under 5°.
The land rises from about 0 m to 154 m, and 24% 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 Mangapapa
Mangapapa is inland: the typical title is 2.8 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 Mangapapa: 2023 Census
Mangapapa's titles fall in 5 census areas (Stats NZ statistical areas). The 3 shown below hold 99% of its titles; their figures are shown side by side and are not added together.
Fewer workers work from home in Mangapapa South than across Gisborne District: 8.5% against 16.3%.
Fewer residents are 65 or over in Mangapapa South than across Gisborne District: 12.3% against 16.6%.
| Measure | Mangapapa South 40% of titles | Mangapapa East 30% of titles | Mangapapa North 28% of titles | Gisborne District whole council |
|---|---|---|---|---|
| Usual residents | 2,025 | 1,341 | 1,479 | 51,135 |
| Change since 2018 | +5.1% | +13.7% | +3.8% | +7.6% |
| Change since 2013 | +16.8% | +13.5% | +15.7% | +17.1% |
| Median age | 32.8 | 38.4 | 33.3 | 36.7 |
| Households | 648 | 477 | 495 | 17,124 |
| Own or part-own their home (including family trusts) | 56.0% | 69.8% | 67.9% | 62.9% |
| Not owned and not in a family trust (mostly renting) | 44.0% | 30.2% | 31.5% | 37.1% |
| Median household income | $76,700 | $93,400 | $81,200 | $81,000 |
| Median weekly rent, renting households | $355 | $400 | $400 | $310 |
| Dwellings unoccupied on census night | 7.7% | 5.3% | 4.1% | 10.8% |
| Ages | ||||
| Under 15 | 24.6% | 19.5% | 24.9% | 22.3% |
| 15 to 29 | 21.0% | 19.7% | 19.5% | 18.8% |
| 30 to 64 | 42.2% | 47.0% | 41.8% | 42.3% |
| 65 and over | 12.3% | 13.9% | 13.8% | 16.6% |
| Where people came from | ||||
| Born overseas | 12.0% | 14.5% | 12.8% | 11.8% |
| Of those born overseas, arrived in the last 5 years | 32.1% | 31.7% | 25.0% | 29.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 44.0% | 42.6% | 39.0% | 42.3% |
| Lived overseas 5 years ago (of all residents) | 4.1% | 3.0% | 3.5% | 3.5% |
| Moved here in the last year (of all residents) | 18.8% | 18.1% | 16.0% | 16.8% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 16.8% | 22.9% | 15.4% | 18.0% |
| Employed full-time | 49.1% | 54.2% | 53.1% | 47.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 4.9% | 3.1% | 4.0% | 4.0% |
| Managers and professionals (of those employed) | 33.9% | 40.7% | 33.7% | 40.3% |
| Median personal income | $35,100 | $43,500 | $38,700 | $35,800 |
| Getting to work (of those employed) | ||||
| Work from home | 8.5% | 11.6% | 9.8% | 16.3% |
| Car, truck or van | 84.3% | 83.3% | 86.6% | 77.4% |
| Bus, train or ferry | 0.0% | 0.4% | 0.8% | 0.2% |
| Walk or cycle | 5.3% | 3.5% | 2.0% | 4.9% |
| Households and families | ||||
| One-person households | 24.3% | 22.4% | 25.8% | 24.3% |
| Average people per household | 2.9 | 2.6 | 2.9 | 2.8 |
| Households with no motor vehicle | 8.3% | 5.3% | 5.4% | 6.5% |
| Crowded households (need one or more extra bedrooms) | 14.6% | 5.8% | 10.0% | 10.7% |
| Couples with children (of families) | 35.8% | 42.7% | 41.0% | 38.6% |
| Couples without children | 26.4% | 35.9% | 32.0% | 35.4% |
| One-parent families | 37.7% | 21.4% | 27.9% | 25.9% |
| Homes | ||||
| Separate (stand-alone) houses | 83.9% | 87.4% | 90.9% | 85.1% |
| Average bedrooms | 3 | 3.1 | 3.1 | 3.1 |
| Heated with a heat pump | 58.3% | 62.5% | 63.5% | 56.7% |
| Damp, always or sometimes | 33.7% | 27.0% | 32.9% | 30.0% |
| Mould over A4 size, always or sometimes | 24.4% | 19.2% | 24.1% | 23.4% |
Rents around Mangapapa
New tenancies in Mangapapa South in the April–June 2026 quarter had a median rent of $530 a week (down 18.5% on a year earlier). That is slightly below the typical suburb in Gisborne District ($638), and slightly below the national median ($600); the lowest of 4 in Gisborne District.
| April–June 2026 | Mangapapa South 40% of titles | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $530 | $600 |
| Middle half of rents | $460–$600 | $490–$700 |
| Change in median on a year earlier | −18.5% | +0.2% |
| Bonds lodged in the quarter | 18 | 40,827 |
Schools and hospitals near Mangapapa
One school site lies inside Mangapapa: Mangapapa School (Contributing).
- Mangapapa School (Contributing)
- Nearest school: Mangapapa School (0.6 km)
- Nearest secondary school: Gisborne Girls' High School (1.7 km)
- Nearest public general hospital: Gisborne Hospital (1.4 km)
School enrolment zones in Mangapapa: a guide
One secondary school has a home zone covering most of Mangapapa's titles: Campion College.
- Mangapapa School (primary, Years 1–6): about 85% of titles
- Gisborne Central School (primary, Years 1–6): about 15% of titles
- Gisborne Intermediate (intermediate, Years 7–8): all or nearly all titles
- Ilminster Intermediate (intermediate, Years 7–8): about 55% of titles
- Campion 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
Places of worship near Mangapapa
OpenStreetMap maps 1 place of worship inside Mangapapa (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Mangapapa Union Parish, under 1 km away
- Sikh: Gisborne Sikh Temple, 3.3 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Gisborne District with many cross-leases
- Te Hāpara: 186 cross-lease titles (7.6%)
- Gisborne: 97 cross-lease titles (6.7%)
- Whataupoko: 90 cross-lease titles (5.3%)
- Kaiti: 54 cross-lease titles (4.3%)
All suburbs in Gisborne District
Suburbs like Mangapapa
The closest match on the measures on this site is Kaiti in Gisborne District, nearest on schools, population change, 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 |
|---|---|---|---|---|---|
| Kaiti | Gisborne District | 4.3% | $650 | 32.1 | schools, population change, unit-title share |
| Te Hāpara | Gisborne District | 7.6% | $625 | 33.8 | recent movers within NZ, distance to a hospital, distance to the coast |
| Camberley | Hastings District | 4.7% | No data | 30.1 | new titles, elevation, unit-title share |
| Edgecumbe | Whakatane District | 3.2% | No data | 34.9 | commuting by public transport, commuting on foot or by bike, unit-title share |
| Castlecliff | Whanganui District | 5.1% | No data | 34.4 | unit-title share, land per flat, population change |
Questions
What is the rent in Mangapapa?
New tenancies in Mangapapa South (the rent area for part of Mangapapa) had a median rent of $530 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 $460 to $600.
What schools are in Mangapapa?
LINZ maps 1 school site inside Mangapapa: Mangapapa School. The nearest secondary school to its centre is Gisborne Girls' High School (1.7 km in a straight line). The secondary-school home zone covering most of its titles is Campion College; check the school's own zone map for any address.