Living in Claudelands: rents, schools, census and property titles
The 1,321 live property titles in Claudelands, Hamilton City are mostly freehold (56%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 333 (25.2%), well above the national share of 8.7%.
Claudelands cross-lease titles
- Cross-lease titles
- 333
- Share of live titles
- 25.2%
- Live titles in total
- 1,321
- Hamilton City share
- 11.2%
- New Zealand share
- 8.7%
- Rank by share in Hamilton City
- 3 of 28
- Rank by share in New Zealand
- 64 of 644
Claudelands at a glance
Where Claudelands differs most from suburbs across New Zealand: median weekly rent, new tenancies (lower than 97% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Claudelands is listed under Hamilton City.
- 1,321 live titles are recorded here, including 333 cross-lease titles (25.2%).
- 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 25.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 11.8% 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 Claudelands
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 739 | 55.9% |
| Cross lease | 333 | 25.2% |
| Unit title | 156 | 11.8% |
| Leasehold | 70 | 5.3% |
| Other record types | 23 | 1.7% |
| Total | 1,321 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Claudelands compares
Nationally, 8.7% of live titles are cross-lease; Claudelands is about 2.9 times the national share (8.7%).
Across Hamilton City as a whole, the share is 11.2%; Claudelands is about 2.3 times the overall Hamilton City share (11.2%).
Its cross-lease share is 3rd highest of 28 in Hamilton City (among suburbs with an indexed page on this site).
How cross-leases in Claudelands are set up
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
Three-flat schemes are more common here (18%, against 12% nationally).
More schemes have four or more flats on one section (15%, against 11% nationally), up to 14.
| Scheme structure | Claudelands | Hamilton City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 131 | 3,528 | 87,651 |
| Two-flat schemes | 67.2% | 81.5% | 76.2% |
| Three-flat schemes | 17.6% | 9.5% | 12.2% |
| Four or more flats | 15.3% | 8.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,010 m² | 1,006 m² | 908 m² |
| Typical land per flat | 454 m² | 465 m² | 408 m² |
| Schemes with a garage written into a lease | 25.2% | 31.0% | 28.4% |
| Schemes with a carport in a lease | 16.8% | 11.9% | 13.3% |
| Schemes with a separate exclusive-use area | 2.3% | 2.9% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 41.2% | 39.0% | 35.6% |
| Median year of earliest current title | 1987 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 85 | 2,831 | 54,978 |
Unit titles and leasehold in Claudelands
Unit titles are 12% of Claudelands's titles, close to Hamilton City (12%) and well above New Zealand (8%). They belong to 23 developments, each run by a body corporate; half have 5 units or fewer.
70 titles (5.3%) are leasehold, 8 of them units in a unit-title development, well above the national share (1.2%).
1 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 | 1 |
| Under 10 years left | 0 |
| 10 to 50 years left | 2 |
| More than 50 years left | 59 |
| Term mentions renewal (including perpetually renewable) | 0 |
| Term not stated or not readable | 8 |
New titles in Claudelands since 2020
61 of Claudelands's current titles (5%) were first issued since 2020, well below Hamilton City's suburbs with new-title figures taken together (13%) and well below New Zealand (12%).
That rate is 3rd lowest of 28 in Hamilton City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 43 | 18 |
| Unit title | 8 | 3 |
| Cross-lease | 2 | 1 |
| Leasehold | 6 | 2 |
| Other | 2 | 1 |
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 Claudelands
The typical building in Claudelands stands on ground sloping 1.0° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 1,381 measured buildings (92%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Claudelands
Claudelands is inland: the typical title is 28 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 Claudelands: 2023 Census
Claudelands's titles fall in 5 census areas (Stats NZ statistical areas). The 3 shown below hold 88% of its titles; their figures are shown side by side and are not added together.
More workers walk or cycle to work in Claudelands than across Hamilton City: 15.2% against 6.0%.
More households have no car in Claudelands than across Hamilton City: 13.9% against 6.8%.
More people live alone in Claudelands than across Hamilton City: 33.2% against 21.8%.
| Measure | Claudelands 47% of titles | Peachgrove 25% of titles | Enderley South 16% of titles | Hamilton City whole council |
|---|---|---|---|---|
| Usual residents | 2,883 | 3,618 | 2,994 | 174,741 |
| Change since 2018 | −5.7% | −1.6% | +9.4% | +8.6% |
| Change since 2013 | +1.1% | +4.3% | +22.2% | +23.4% |
| Median age | 35.1 | 35.5 | 30.8 | 33.2 |
| Households | 1,218 | 1,221 | 1,032 | 60,435 |
| Own or part-own their home (including family trusts) | 36.7% | 57.0% | 33.1% | 53.5% |
| Not owned and not in a family trust (mostly renting) | 63.3% | 43.2% | 66.9% | 46.4% |
| Median household income | $83,500 | $94,100 | $72,600 | $96,500 |
| Median weekly rent, renting households | $350 | $496 | $420 | $465 |
| Dwellings unoccupied on census night | 8.6% | 6.3% | 4.7% | 6.5% |
| Ages | ||||
| Under 15 | 16.6% | 18.1% | 22.0% | 20.9% |
| 15 to 29 | 23.3% | 24.5% | 26.2% | 23.4% |
| 30 to 64 | 48.8% | 38.6% | 40.6% | 43.2% |
| 65 and over | 11.4% | 18.8% | 11.1% | 12.5% |
| Where people came from | ||||
| Born overseas | 29.3% | 34.6% | 25.6% | 30.4% |
| Of those born overseas, arrived in the last 5 years | 30.7% | 27.2% | 28.4% | 26.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 51.4% | 51.9% | 51.7% | 50.7% |
| Lived overseas 5 years ago (of all residents) | 5.2% | 6.8% | 4.5% | 5.0% |
| Moved here in the last year (of all residents) | 26.4% | 27.4% | 25.2% | 23.9% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 34.0% | 31.8% | 21.8% | 29.0% |
| Employed full-time | 54.1% | 49.0% | 47.7% | 52.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 4.7% | 3.4% | 6.0% | 3.9% |
| Managers and professionals (of those employed) | 44.0% | 44.3% | 36.8% | 42.7% |
| Median personal income | $44,000 | $38,000 | $34,000 | $42,200 |
| Getting to work (of those employed) | ||||
| Work from home | 12.2% | 12.2% | 9.4% | 12.5% |
| Car, truck or van | 67.4% | 75.6% | 79.8% | 77.4% |
| Bus, train or ferry | 3.0% | 3.2% | 2.9% | 2.9% |
| Walk or cycle | 15.2% | 8.0% | 6.3% | 6.0% |
| Households and families | ||||
| One-person households | 33.2% | 26.3% | 26.6% | 21.8% |
| Average people per household | 2.3 | 2.7 | 2.8 | 2.8 |
| Households with no motor vehicle | 13.9% | 7.3% | 12.1% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 8.0% | 8.3% | 14.8% | 7.5% |
| Couples with children (of families) | 39.2% | 42.5% | 34.6% | 43.3% |
| Couples without children | 41.4% | 36.4% | 28.1% | 35.8% |
| One-parent families | 19.4% | 21.5% | 36.8% | 21.0% |
| Homes | ||||
| Separate (stand-alone) houses | 51.2% | 73.0% | 61.0% | 73.5% |
| Average bedrooms | 2.5 | 2.9 | 2.8 | 3 |
| Heated with a heat pump | 72.9% | 76.5% | 79.3% | 77.6% |
| Damp, always or sometimes | 27.0% | 17.1% | 24.6% | 18.8% |
| Mould over A4 size, always or sometimes | 22.1% | 14.6% | 22.1% | 15.3% |
Rents around Claudelands
New tenancies in Claudelands in the April–June 2026 quarter had a median rent of $400 a week (down 4.8% on a year earlier). That is below the typical suburb in Hamilton City ($580), and well below the national median ($600); the lowest of 24 in Hamilton City.
| April–June 2026 | Claudelands 47% of titles | Peachgrove 25% of titles | Enderley South 16% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $400 | $610 | $540 | $600 |
| Middle half of rents | $350–$575 | $480–$695 | $490–$595 | $490–$700 |
| Change in median on a year earlier | −4.8% | +4.3% | +5.9% | +0.2% |
| Bonds lodged in the quarter | 45 | 39 | 33 | 40,827 |
Schools and hospitals near Claudelands
One school site lies inside Claudelands: Southwell School (Full Primary).
- Southwell School (Full Primary)
- Nearest school: Hamilton East School (0.9 km)
- Nearest secondary school: Te Wharekura o Kirikiriroa (1.1 km)
- Nearest public general hospital: Waikato Hospital (3.0 km)
School enrolment zones in Claudelands: a guide
Three secondary schools have a home zone covering most of Claudelands's titles: Fairfield College, Hamilton Boys' High School and Hamilton Girls' High School.
- Fairfield Primary School (primary, Years 1–6): about 50% of titles
- Hamilton East School (primary, Years 1–6): about 40% of titles
- Woodstock School (primary, Years 1–6): about 10% of titles
- Marian Catholic School (Hamilton) (primary, Years 1–8): about 90% of titles
- Whitiora School (primary, Years 1–8): about 60% of titles
- Peachgrove Intermediate (intermediate, Years 7–8): about 90% of titles
- Fairfield Intermediate (intermediate, Years 7–8): about 10% of titles
- Fairfield College (secondary): all or nearly all titles
- Hamilton Boys' High School (secondary): all or nearly all titles
- Hamilton Girls' High School (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 Claudelands
OpenStreetMap maps 4 places of worship inside Claudelands (2 Christian, 1 Muslim, 1 other or not recorded).
Nearest mapped place of each tradition within 10 km:
- Christian: St Aidan's Anglican Church, under 1 km away
- Hindu: Radha Krishna Temple, 8.3 km away
- Muslim: Jamia Masjid, under 1 km away
- Sikh: Sikh Temple, 9.8 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Hamilton City with many cross-leases
- Nawton: 1,058 cross-lease titles (26.3%)
- Hamilton East: 1,027 cross-lease titles (15.9%)
- Frankton: 675 cross-lease titles (13.7%)
- Dinsdale: 643 cross-lease titles (17.9%)
- Fairfield: 473 cross-lease titles (17.8%)
- St Andrews: 411 cross-lease titles (17.4%)
- Hillcrest: 345 cross-lease titles (12.2%)
- Melville: 326 cross-lease titles (13.3%)
Suburbs like Claudelands
The closest match on the measures on this site is Silverdale, Hamilton City in Hamilton City, nearest on home ownership, commuting by public transport, elevation. 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 |
|---|---|---|---|---|---|
| Silverdale, Hamilton City | Hamilton City | 8.5% | $463 | 30.3 | home ownership, commuting by public transport, elevation |
| Enderley | Hamilton City | 17.0% | $540 | 30.8 | elevation, commuting by public transport, recent movers within NZ |
| Melville | Hamilton City | 13.3% | No data | 32.4 | slope, elevation, distance to the coast |
| Maeroa | Hamilton City | 24.9% | $590 | 32.2 | schools, cross-lease share, elevation |
| Hamilton Lake | Hamilton City | 12.6% | No data | 36.8 | schools, elevation, commuting by public transport |
Questions
What is the rent in Claudelands?
New tenancies in the Claudelands rent area had a median rent of $400 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 $350 to $575.
What schools are in Claudelands?
LINZ maps 1 school site inside Claudelands: Southwell School. The nearest secondary school to its centre is Te Wharekura o Kirikiriroa (1.1 km in a straight line). Secondary-school home zones covering most of its titles are Fairfield College, Hamilton Boys' High School and Hamilton Girls' High School; check the school's own zone map for any address.