Living in Te Hāpara: rents, schools, census and property titles
The 2,441 live property titles in Te Hāpara, Gisborne District are almost all freehold (88%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 186 (7.6%), slightly below the national share of 8.7%.
- Cross-lease titles
- 186
- Share of live titles
- 7.6%
- Live titles in total
- 2,441
- Gisborne District share
- 2.3%
- New Zealand share
- 8.7%
- Rank by share in Gisborne District
- 1 of 5
- Rank by share in New Zealand
- joint 394 of 644
Te Hāpara at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Te Hāpara is listed under Gisborne District.
- 2,441 live titles are recorded here, including 186 cross-lease titles (7.6%).
- 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 7.6% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 3.3% 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 Te Hāpara
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,155 | 88.3% |
| Cross lease | 186 | 7.6% |
| Unit title | 81 | 3.3% |
| Leasehold | 8 | 0.3% |
| Other record types | 11 | 0.5% |
| Total | 2,441 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Te Hāpara compares
Nationally, 8.7% of live titles are cross-lease; Te Hāpara is slightly lower than the national share (8.7%).
Across Gisborne District as a whole, the share is 2.3%; Te Hāpara is about 3.3 times the overall Gisborne District share (2.3%).
Its cross-lease share is the highest of 5 in Gisborne District (among suburbs with an indexed page on this site).
How cross-leases in Te Hāpara are set up
Fewer schemes refer to more than one flats plan (14%, against 36% nationally), usually because a plan was redrawn.
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
Carports appear in more leases (18% of schemes, against 13% nationally).
| Scheme structure | Te Hāpara | Gisborne District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 63 | 236 | 87,651 |
| Two-flat schemes | 76.2% | 78.0% | 76.2% |
| Three-flat schemes | 15.9% | 13.6% | 12.2% |
| Four or more flats | 7.9% | 8.5% | 11.4% |
| Typical section size (from the titles, not a survey) | 857 m² | 878 m² | 908 m² |
| Typical land per flat | 383 m² | 404 m² | 408 m² |
| Schemes with a garage written into a lease | 31.7% | 32.2% | 28.4% |
| Schemes with a carport in a lease | 17.5% | 11.0% | 13.3% |
| Schemes with a separate exclusive-use area | 1.6% | 1.3% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 14.3% | 12.3% | 35.6% |
| Median year of earliest current title | 1982 | 1984 | 1988 |
| Two-flat schemes on 700 m² or more | 33 | 135 | 54,978 |
Unit titles and leasehold in Te Hāpara
Unit titles are 3% of Te Hāpara's titles, well above Gisborne District (2%) and well below New Zealand (8%). They belong to 10 developments, each run by a body corporate; half have 8 units or fewer.
The unit-title share is 2nd highest of 5 in Gisborne District.
New titles in Te Hāpara since 2020
141 of Te Hāpara's current titles (6%) were first issued since 2020, close to Gisborne District's suburbs with new-title figures taken together (6%) and well below New Zealand (12%).
That rate is the highest of 5 in Gisborne District.
19% are unit titles, in 3 developments; most of the rest are freehold.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 110 | 75 |
| Unit title | 27 | 16 |
| Cross-lease | 0 | 0 |
| Leasehold | 1 | 1 |
| Other | 3 | 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 Te Hāpara
The typical building in Te Hāpara stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated), joint flattest of 5 in Gisborne District.
Nearly all of its 3,968 measured buildings (99%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 5 m, and parts are below sea level.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Te Hāpara
Te Hāpara is inland: the typical title is 2.0 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 Te Hāpara: 2023 Census
Te Hāpara's titles fall in 7 census areas (Stats NZ statistical areas). The 4 shown below hold 97% of its titles; their figures are shown side by side and are not added together.
Fewer workers work from home in Te Hapara South than across Gisborne District: 9.2% against 16.3%.
More households have no car in Te Hapara South than across Gisborne District: 9.2% against 6.5%.
Fewer households own their home in Te Hapara South than across Gisborne District: 49.6% against 62.9%.
| Measure | Te Hapara South 34% of titles | Te Hapara North 32% of titles | Te Hapara East 21% of titles | Centennial Crescent 10% of titles | Gisborne District whole council |
|---|---|---|---|---|---|
| Usual residents | 2,400 | 2,196 | 2,088 | 1,605 | 51,135 |
| Change since 2018 | +10.2% | +9.1% | +4.8% | +2.5% | +7.6% |
| Change since 2013 | +21.8% | +12.6% | +13.0% | +16.3% | +17.1% |
| Median age | 33.8 | 38.7 | 38.1 | 34.3 | 36.7 |
| Households | 798 | 735 | 810 | 540 | 17,124 |
| Own or part-own their home (including family trusts) | 49.6% | 65.3% | 53.7% | 49.4% | 62.9% |
| Not owned and not in a family trust (mostly renting) | 50.0% | 34.7% | 45.9% | 50.0% | 37.1% |
| Median household income | $73,600 | $81,700 | $65,500 | $71,100 | $81,000 |
| Median weekly rent, renting households | $360 | $410 | $380 | $300 | $310 |
| Dwellings unoccupied on census night | 6.6% | 6.4% | 6.5% | 7.1% | 10.8% |
| Ages | |||||
| Under 15 | 23.5% | 21.6% | 18.5% | 21.9% | 22.3% |
| 15 to 29 | 20.1% | 17.9% | 19.3% | 20.9% | 18.8% |
| 30 to 64 | 41.8% | 41.8% | 45.3% | 42.6% | 42.3% |
| 65 and over | 14.5% | 18.7% | 16.8% | 14.8% | 16.6% |
| Where people came from | |||||
| Born overseas | 13.2% | 16.9% | 15.5% | 12.1% | 11.8% |
| Of those born overseas, arrived in the last 5 years | 38.8% | 34.7% | 30.5% | 32.3% | 29.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 43.9% | 41.4% | 47.7% | 44.9% | 42.3% |
| Lived overseas 5 years ago (of all residents) | 3.2% | 5.0% | 4.4% | 3.2% | 3.5% |
| Moved here in the last year (of all residents) | 18.4% | 19.3% | 19.1% | 17.2% | 16.8% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 14.3% | 19.2% | 16.9% | 13.1% | 18.0% |
| Employed full-time | 50.7% | 49.0% | 47.9% | 45.1% | 47.5% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 4.9% | 3.1% | 4.8% | 4.3% | 4.0% |
| Managers and professionals (of those employed) | 31.1% | 40.1% | 35.4% | 31.0% | 40.3% |
| Median personal income | $35,600 | $38,100 | $35,300 | $32,800 | $35,800 |
| Getting to work (of those employed) | |||||
| Work from home | 9.2% | 7.7% | 12.1% | 8.8% | 16.3% |
| Car, truck or van | 85.8% | 86.1% | 77.0% | 81.2% | 77.4% |
| Bus, train or ferry | 0.5% | 0.3% | 0.3% | 0.0% | 0.2% |
| Walk or cycle | 4.2% | 5.4% | 9.4% | 7.5% | 4.9% |
| Households and families | |||||
| One-person households | 25.8% | 25.3% | 33.7% | 29.3% | 24.3% |
| Average people per household | 2.8 | 2.7 | 2.4 | 2.8 | 2.8 |
| Households with no motor vehicle | 9.2% | 5.3% | 13.9% | 7.9% | 6.5% |
| Crowded households (need one or more extra bedrooms) | 14.8% | 8.4% | 9.1% | 16.1% | 10.7% |
| Couples with children (of families) | 35.4% | 39.0% | 37.7% | 33.6% | 38.6% |
| Couples without children | 30.7% | 38.5% | 31.4% | 30.3% | 35.4% |
| One-parent families | 33.9% | 22.5% | 30.2% | 37.0% | 25.9% |
| Homes | |||||
| Separate (stand-alone) houses | 76.4% | 83.3% | 70.1% | 77.8% | 85.1% |
| Average bedrooms | 2.9 | 3 | 2.7 | 2.8 | 3.1 |
| Heated with a heat pump | 60.9% | 70.3% | 65.8% | 58.8% | 56.7% |
| Damp, always or sometimes | 29.6% | 22.3% | 28.6% | 34.0% | 30.0% |
| Mould over A4 size, always or sometimes | 22.8% | 17.2% | 21.5% | 26.0% | 23.4% |
Rents around Te Hāpara
New tenancies in Te Hapara South in the April–June 2026 quarter had a median rent of $625 a week (down 3.8% on a year earlier). That is close to the typical suburb in Gisborne District ($638), and close to the national median ($600); 3rd highest of 4 in Gisborne District.
| April–June 2026 | Te Hapara South 34% of titles | Te Hapara East 21% of titles | Centennial Crescent 10% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $625 | $550 | $570 | $600 |
| Middle half of rents | $550–$680 | $480–$625 | $509–$600 | $490–$700 |
| Change in median on a year earlier | −3.8% | −1.8% | −12.3% | +0.2% |
| Bonds lodged in the quarter | 24 | 21 | 12 | 40,827 |
Schools and hospitals near Te Hāpara
LINZ maps 6 school sites inside Te Hāpara, among them Campion College (Secondary (Year 7-15)) and Gisborne Boys' High School (Secondary (Year 9-15)).
- Campion College (Secondary (Year 7-15))
- Gisborne Boys' High School (Secondary (Year 9-15))
- Gisborne Girls' High School (Secondary (Year 9-15))
- St Mary's Catholic School (Gisborne) (Contributing)
- Te Hapara School (Contributing)
- Te Kura Kaupapa Maori o Horouta Wananga (Composite)
- Nearest school: Gisborne Girls' High School (0.1 km)
- Nearest secondary school: Gisborne Girls' High School (0.1 km)
- Nearest public general hospital: Gisborne Hospital (1.8 km)
School enrolment zones in Te Hāpara: a guide
One secondary school has a home zone covering most of Te Hāpara's titles: Campion College.
- Mangapapa School (primary, Years 1–6): about 15% of titles
- Gisborne Intermediate (intermediate, Years 7–8): all or nearly all 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 Te Hāpara
OpenStreetMap maps 7 places of worship inside Te Hāpara (6 Christian, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Encounter Life City Church, under 1 km away
- Sikh: Gisborne Sikh Temple, 1.6 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
- Gisborne: 97 cross-lease titles (6.7%)
- Whataupoko: 90 cross-lease titles (5.3%)
- Mangapapa: 64 cross-lease titles (3.8%)
- Kaiti: 54 cross-lease titles (4.3%)
All suburbs in Gisborne District
Suburbs like Te Hāpara
The closest match on the measures on this site is Mangapapa in Gisborne District, nearest on recent movers within NZ, distance to a hospital, distance to the coast. 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 |
|---|---|---|---|---|---|
| Mangapapa | Gisborne District | 3.8% | $530 | 32.8 | recent movers within NZ, distance to a hospital, distance to the coast |
| Onekawa | Napier City | 7.4% | $620 | 31.3 | slope, distance to the coast, cross-lease share |
| Ākina | Hastings District | 10.9% | $640 | 34.3 | slope, schools, commuting by public transport |
| Tawhero | Whanganui District | 9.3% | $570 | 38.1 | distance to a hospital, commuting by public transport, distance to the coast |
| Kaiti | Gisborne District | 4.3% | $650 | 32.1 | household income, home ownership, commuting by public transport |
Questions
What is the rent in Te Hāpara?
New tenancies in Te Hapara South (the rent area for part of Te Hāpara) had a median rent of $625 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 $550 to $680.
What schools are in Te Hāpara?
LINZ maps 6 school sites inside Te Hāpara, including Campion College, Gisborne Boys' High School and Gisborne Girls' High School. The nearest secondary school to its centre is Gisborne Girls' High School (0.1 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.