Living in Gore: rents, schools, census and property titles
The 3,701 live property titles in Gore, Gore District are almost all freehold (91%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 248 (6.7%), below the national share of 8.7%.
- Cross-lease titles
- 248
- Share of live titles
- 6.7%
- Live titles in total
- 3,701
- Gore District share
- 3.1%
- New Zealand share
- 8.7%
- Rank by share in Gore District
- 1 of 1
- Rank by share in New Zealand
- joint 416 of 644
Gore at a glance
Where Gore differs most from suburbs across New Zealand: typical distance to the coast (higher than 96% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Gore is listed under Gore District.
- 3,701 live titles are recorded here, including 248 cross-lease titles (6.7%).
- 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 6.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 1.2% 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 Gore
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,378 | 91.3% |
| Cross lease | 248 | 6.7% |
| Unit title | 43 | 1.2% |
| Leasehold | 24 | 0.6% |
| Other record types | 8 | 0.2% |
| Total | 3,701 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Gore compares
Nationally, 8.7% of live titles are cross-lease; Gore is lower than the national share (8.7%).
Across Gore District as a whole, the share is 3.1%; Gore is about 2.2 times the overall Gore District share (3.1%).
How cross-leases in Gore are set up
More schemes have four or more flats on one section (20%, against 11% nationally), up to 7.
More leases include a garage (40% of schemes, against 28% nationally).
| Scheme structure | Gore | Gore District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 95 | 100 | 87,651 |
| Two-flat schemes | 66.3% | 66.0% | 76.2% |
| Three-flat schemes | 13.7% | 13.0% | 12.2% |
| Four or more flats | 20.0% | 21.0% | 11.4% |
| Typical section size (from the titles, not a survey) | 809 m² | 809 m² | 908 m² |
| Typical land per flat | 365 m² | 366 m² | 408 m² |
| Schemes with a garage written into a lease | 40.0% | 42.0% | 28.4% |
| Schemes with a carport in a lease | 10.5% | 10.0% | 13.3% |
| Schemes with a separate exclusive-use area | 5.3% | 5.0% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 32.6% | 32.0% | 35.6% |
| Median year of earliest current title | 1980 | 1980 | 1988 |
| Two-flat schemes on 700 m² or more | 47 | 50 | 54,978 |
Unit titles and leasehold in Gore
Unit titles are 1% of Gore's titles, close to Gore District (1%) and well below New Zealand (8%). They belong to 7 developments, each run by a body corporate; half have 6 units or fewer.
24 titles (0.6%) are leasehold.
3 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 | 2 |
| Under 10 years left | 1 |
| 10 to 50 years left | 1 |
| More than 50 years left | 14 |
| Term mentions renewal (including perpetually renewable) | 5 |
| Term not stated or not readable | 1 |
New titles in Gore since 2020
143 of Gore's current titles (4%) were first issued since 2020, well below Gore District's suburbs with new-title figures taken together (6%) and well below New Zealand (12%).
Most came recently: 103 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 142 | 102 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 1 | 1 |
| 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 Gore
The typical building in Gore stands on ground sloping 0.9° (read on an 8 m grid, so short steep banks may be understated).
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Gore
Gore is inland: the typical title is 52 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 Gore: 2023 Census
Gore's titles fall in 6 census areas (Stats NZ statistical areas). The 4 shown below hold 91% of its titles; their figures are shown side by side and are not added together.
Fewer workers work from home in Gore West than across Gore District: 8.3% against 16.4%.
Fewer people live alone in Gore West than across Gore District: 25.9% against 31.2%.
| Measure | Gore West 35% of titles | Gore North 23% of titles | Gore Main 18% of titles | Gore Central 14% of titles | Gore District whole council |
|---|---|---|---|---|---|
| Usual residents | 2,835 | 1,785 | 1,230 | 216 | 12,711 |
| Change since 2018 | +5.1% | +4.2% | −1.7% | +20.0% | +2.5% |
| Change since 2013 | +4.9% | +14.6% | +2.5% | +10.8% | +5.6% |
| Median age | 41.4 | 47.1 | 56.7 | 53.9 | 42.8 |
| Households | 1,140 | 756 | 615 | 120 | 5,301 |
| Own or part-own their home (including family trusts) | 78.2% | 81.7% | 67.8% | 52.5% | 75.3% |
| Not owned and not in a family trust (mostly renting) | 21.6% | 18.7% | 32.7% | 47.5% | 24.8% |
| Median household income | $80,600 | $73,500 | $47,500 | $36,800 | $75,200 |
| Median weekly rent, renting households | $325 | $320 | $250 | $290 | $280 |
| Dwellings unoccupied on census night | 6.4% | 4.5% | 7.9% | 8.7% | 7.5% |
| Ages | |||||
| Under 15 | 18.0% | 16.6% | 11.2% | 8.3% | 18.1% |
| 15 to 29 | 18.7% | 15.1% | 14.4% | 13.9% | 16.9% |
| 30 to 64 | 42.9% | 41.3% | 35.1% | 40.3% | 43.6% |
| 65 and over | 20.4% | 27.1% | 39.0% | 36.1% | 21.4% |
| Where people came from | |||||
| Born overseas | 10.2% | 13.5% | 11.0% | 18.1% | 10.3% |
| Of those born overseas, arrived in the last 5 years | 31.3% | 26.3% | 33.3% | — | 27.1% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 42.7% | 41.2% | 45.0% | 53.5% | 41.1% |
| Lived overseas 5 years ago (of all residents) | 2.8% | 3.9% | 2.0% | 4.2% | 2.6% |
| Moved here in the last year (of all residents) | 17.3% | 16.0% | 17.6% | 20.8% | 16.0% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 11.5% | 15.3% | 10.7% | 12.7% | 12.1% |
| Employed full-time | 51.4% | 49.1% | 38.6% | 41.5% | 52.1% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.5% | 1.2% | 2.2% | 1.5% | 2.0% |
| Managers and professionals (of those employed) | 33.3% | 37.1% | 30.0% | 27.0% | 36.3% |
| Median personal income | $40,900 | $38,400 | $31,400 | $30,900 | $39,300 |
| Getting to work (of those employed) | |||||
| Work from home | 8.3% | 10.7% | 8.4% | 13.5% | 16.4% |
| Car, truck or van | 85.3% | 81.8% | 80.0% | 62.2% | 76.9% |
| Bus, train or ferry | 0.2% | 0.0% | 0.0% | 2.7% | 0.0% |
| Walk or cycle | 5.8% | 6.8% | 10.0% | 21.6% | 5.5% |
| Households and families | |||||
| One-person households | 25.9% | 31.5% | 48.2% | 55.3% | 31.2% |
| Average people per household | 2.4 | 2.2 | 1.9 | 1.7 | 2.3 |
| Households with no motor vehicle | 3.6% | 4.5% | 12.5% | 19.4% | 5.1% |
| Crowded households (need one or more extra bedrooms) | 2.1% | 1.2% | 2.0% | 0.0% | 2.4% |
| Couples with children (of families) | 36.2% | 34.3% | 28.3% | 27.8% | 36.8% |
| Couples without children | 48.7% | 54.2% | 56.6% | 61.1% | 48.7% |
| One-parent families | 15.1% | 11.4% | 15.2% | 11.1% | 14.4% |
| Homes | |||||
| Separate (stand-alone) houses | 93.2% | 85.4% | 70.0% | 51.2% | 88.0% |
| Average bedrooms | 3.2 | 3 | 2.5 | 2.3 | 3.1 |
| Heated with a heat pump | 63.6% | 66.8% | 75.3% | 73.0% | 57.6% |
| Damp, always or sometimes | 13.4% | 11.3% | 9.4% | 11.1% | 13.8% |
| Mould over A4 size, always or sometimes | 9.2% | 10.0% | 6.8% | 8.3% | 10.2% |
Rents around Gore
New tenancies in Gore West in the April–June 2026 quarter had a median rent of $495 a week (down 1.0% on a year earlier). That is slightly below the national median ($600).
| April–June 2026 | Gore West 35% of titles | Gore North 23% of titles | New Zealand |
|---|---|---|---|
| Median weekly rent, new tenancies | $495 | $560 | $600 |
| Middle half of rents | $400–$560 | $513–$600 | $490–$700 |
| Change in median on a year earlier | −1.0% | +21.7% | +0.2% |
| Bonds lodged in the quarter | 15 | 18 | 40,827 |
Schools and hospitals near Gore
LINZ maps 5 school sites inside Gore, among them Gore Main School (Contributing) and Māruawai College (Secondary (Year 7-15)).
- Gore Main School (Contributing)
- Māruawai College (Secondary (Year 7-15))
- St Mary's School (Gore) (Contributing)
- St Peter's College (Gore) (Secondary (Year 7-15))
- West Gore School (Contributing)
- Nearest school: Māruawai College (0.5 km)
- Nearest secondary school: Māruawai College (0.5 km)
- Nearest public general hospital: Gore Hospital (0.4 km)
School enrolment zones in Gore: a guide
The largest primary-school zone share of Gore's titles is in Southland Adventist Christian School's home zone (all or nearly all).
- Gore Main School (primary, Years 1–6): about 45% of titles
- Southland Adventist Christian School (primary, Years 1–8): 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 Gore
OpenStreetMap maps 8 places of worship inside Gore (6 Christian, 2 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: Calvin Community Church, under 1 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Suburbs like Gore
The closest match on the measures on this site is Newfield in Invercargill City, nearest on slope, population change, household income. 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 |
|---|---|---|---|---|---|
| Newfield | Invercargill City | 3.8% | $560 | 40.6 | slope, population change, household income |
| Masterton | Masterton District | 4.3% | $500 | 43.3 | rent, slope, population change |
| Grasmere | Invercargill City | 6.1% | $540 | 35.7 | recent movers within NZ, land per flat, cross-lease share |
| Hawthorndale | Invercargill City | 5.8% | $523 | 38.1 | commuting by public transport, slope, working from home |
| Strathern | Invercargill City | 11.2% | No data | 38 | slope, working from home, new titles |
Questions
What is the rent in Gore?
New tenancies in Gore West (the rent area for part of Gore) had a median rent of $495 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 $400 to $560.
What schools are in Gore?
LINZ maps 5 school sites inside Gore, including Gore Main School, Māruawai College and St Mary's School (Gore). The nearest secondary school to its centre is Māruawai College (0.5 km in a straight line). Being near a school does not mean being in its zone.