Living in Fitzroy, Hamilton City: rents, schools, census and property titles
The 845 live property titles in Fitzroy, Hamilton City are almost all freehold (91%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 52 (6.2%), below the national share of 8.7%.
Fitzroy, Hamilton City cross-lease titles
- Cross-lease titles
- 52
- Share of live titles
- 6.2%
- Live titles in total
- 845
- Hamilton City share
- 11.2%
- New Zealand share
- 8.7%
- Rank by share in Hamilton City
- 25 of 28
- Rank by share in New Zealand
- joint 439 of 644
Fitzroy at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Fitzroy is listed under Hamilton City.
- 845 live titles are recorded here, including 52 cross-lease titles (6.2%).
- 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 6.2% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 1.7% 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 Fitzroy
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 768 | 90.9% |
| Cross lease | 52 | 6.2% |
| Unit title | 14 | 1.7% |
| Leasehold | 7 | 0.8% |
| Other record types | 4 | 0.5% |
| Total | 845 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Fitzroy compares
Nationally, 8.7% of live titles are cross-lease; Fitzroy is lower than the national share (8.7%).
Across Hamilton City as a whole, the share is 11.2%; Fitzroy is well below the overall Hamilton City share (11.2%).
Its cross-lease share is in the lowest quarter of 28 in Hamilton City (among suburbs with an indexed page on this site).
How cross-leases in Fitzroy are set up
Fewer schemes have four or more flats on one section (4%, against 11% nationally), up to 14.
Fewer leases include a garage (15% of schemes, against 28% nationally).
Carports appear in fewer leases (8% of schemes, against 13% nationally).
| Scheme structure | Fitzroy | Hamilton City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 26 | 3,528 | 87,651 |
| Two-flat schemes | 96.2% | 81.5% | 76.2% |
| Three-flat schemes | 0.0% | 9.5% | 12.2% |
| Four or more flats | 3.8% | 8.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 897 m² | 1,006 m² | 908 m² |
| Typical land per flat | 448 m² | 465 m² | 408 m² |
| Schemes with a garage written into a lease | 15.4% | 31.0% | 28.4% |
| Schemes with a carport in a lease | 7.7% | 11.9% | 13.3% |
| Schemes with a separate exclusive-use area | 3.8% | 2.9% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 53.8% | 39.0% | 35.6% |
| Median year of earliest current title | 1989 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 25 | 2,831 | 54,978 |
New titles in Fitzroy since 2020
120 of Fitzroy's current titles (14%) were first issued since 2020, slightly above Hamilton City's suburbs with new-title figures taken together (13%) and slightly above New Zealand (12%).
That rate is in the highest quarter of 28 in Hamilton City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 100 | 54 |
| Unit title | 14 | 14 |
| Cross-lease | 1 | 1 |
| Leasehold | 1 | 1 |
| Other | 4 | 3 |
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 Fitzroy
The typical building in Fitzroy stands on ground sloping 1.0° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 1,018 measured buildings (93%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Fitzroy
Fitzroy is inland: the typical title is 29 km from the sea or harbour edge, and none is 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 Fitzroy: 2023 Census
About 96% of Fitzroy's titles are in the census area Fitzroy (Hamilton City) (a Stats NZ statistical area), so these figures describe that area, not Fitzroy exactly.
Fewer workers walk or cycle to work in Fitzroy (Hamilton City) than across Hamilton City: 2.3% against 6.0%.
More residents are 65 or over in Fitzroy (Hamilton City) than across Hamilton City: 18.8% against 12.5%.
More households own their home in Fitzroy (Hamilton City) than across Hamilton City: 75.5% against 53.5%.
| Measure | Fitzroy (Hamilton City) | Hamilton City whole council |
|---|---|---|
| Usual residents | 3,750 | 174,741 |
| Change since 2018 | +32.6% | +8.6% |
| Change since 2013 | +100.3% | +23.4% |
| Median age | 35.5 | 33.2 |
| Households | 1,320 | 60,435 |
| Own or part-own their home (including family trusts) | 75.5% | 53.5% |
| Not owned and not in a family trust (mostly renting) | 24.5% | 46.4% |
| Median household income | $103,800 | $96,500 |
| Median weekly rent, renting households | $540 | $465 |
| Dwellings unoccupied on census night | 6.7% | 6.5% |
| Ages | ||
| Under 15 | 20.6% | 20.9% |
| 15 to 29 | 19.7% | 23.4% |
| 30 to 64 | 41.0% | 43.2% |
| 65 and over | 18.8% | 12.5% |
| Where people came from | ||
| Born overseas | 35.5% | 30.4% |
| Of those born overseas, arrived in the last 5 years | 14.8% | 26.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 51.8% | 50.7% |
| Lived overseas 5 years ago (of all residents) | 3.6% | 5.0% |
| Moved here in the last year (of all residents) | 19.2% | 23.9% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 30.8% | 29.0% |
| Employed full-time | 52.8% | 52.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.8% | 3.9% |
| Managers and professionals (of those employed) | 45.4% | 42.7% |
| Median personal income | $45,400 | $42,200 |
| Getting to work (of those employed) | ||
| Work from home | 11.1% | 12.5% |
| Car, truck or van | 82.2% | 77.4% |
| Bus, train or ferry | 2.8% | 2.9% |
| Walk or cycle | 2.3% | 6.0% |
| Households and families | ||
| One-person households | 24.5% | 21.8% |
| Average people per household | 2.8 | 2.8 |
| Households with no motor vehicle | 6.2% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 5.6% | 7.5% |
| Couples with children (of families) | 46.0% | 43.3% |
| Couples without children | 39.9% | 35.8% |
| One-parent families | 14.1% | 21.0% |
| Homes | ||
| Separate (stand-alone) houses | 74.6% | 73.5% |
| Average bedrooms | 3.1 | 3 |
| Heated with a heat pump | 78.5% | 77.6% |
| Damp, always or sometimes | 11.0% | 18.8% |
| Mould over A4 size, always or sometimes | 8.7% | 15.3% |
Rents around Fitzroy
New tenancies in Fitzroy in the April–June 2026 quarter had a median rent of $620 a week (up 0.0% on a year earlier). That is close to the typical suburb in Hamilton City ($580), and close to the national median ($600).
| April–June 2026 | Fitzroy | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $620 | $600 |
| Middle half of rents | $600–$670 | $490–$700 |
| Change in median on a year earlier | +0.0% | +0.2% |
| Bonds lodged in the quarter | 21 | 40,827 |
Schools and hospitals near Fitzroy
No school site lies inside Fitzroy's boundary; the nearest is Glenview School (Hamilton), 0.9 km away in a straight line.
- Nearest school: Glenview School (Hamilton) (0.9 km)
- Nearest secondary school: Mangakōtukutuku College (1.9 km)
- Nearest public general hospital: Waikato Hospital (2.0 km)
School enrolment zones in Fitzroy: a guide
The largest primary-school zone share of Fitzroy's titles is in Glenview School's home zone (all or nearly all).
- Glenview School (primary, Years 1–6): all or nearly all titles
- Deanwell School (primary, Years 1–6): about 45% of 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 Fitzroy
No place of worship is mapped in OpenStreetMap inside Fitzroy's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: St Pius X Parish, 1.2 km away
- Muslim: Jamia Masjid, 4.7 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%)
- Claudelands: 333 cross-lease titles (25.2%)
Suburbs like Fitzroy
The closest match on the measures on this site is Glenview in Hamilton City, nearest on distance to the coast, working from home, 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 |
|---|---|---|---|---|---|
| Glenview | Hamilton City | 9.9% | No data | 36.1 | distance to the coast, working from home, household income |
| Flagstaff | Hamilton City | 0.9% | $680 | 39.7 | land per flat, degrees, elevation |
| Queenwood | Hamilton City | 9.2% | $640 | 38.5 | slope, schools, commuting on foot or by bike |
| Beerescourt | Hamilton City | 20.8% | $600 | 36.2 | elevation, commuting by public transport, unit-title share |
| St Andrews | Hamilton City | 17.4% | $620 | 40.7 | rent, elevation, commuting by public transport |
Questions
What is the rent in Fitzroy, Hamilton City?
New tenancies in the Fitzroy rent area had a median rent of $620 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 $600 to $670.
What schools are in Fitzroy, Hamilton City?
No school site lies inside Fitzroy's boundary. The nearest school is Glenview School (Hamilton) (0.9 km in a straight line). Being near a school does not mean being in its zone.