Living in Frankton, Hamilton City: rents, schools, census and property titles
The 4,924 live property titles in Frankton (it lies across Hamilton City, Waipa District; its titles are counted under Hamilton City) are a mix, led by freehold at 46%, as recorded by LINZ on 30 September 2026. Cross-lease titles number 675 (13.7%), well above the national share of 8.7%.
Frankton, Hamilton City cross-lease titles
- Cross-lease titles
- 675
- Share of live titles
- 13.7%
- Live titles in total
- 4,924
- Hamilton City share
- 11.2%
- New Zealand share
- 8.7%
- Rank by share in Hamilton City
- 12 of 28
- Rank by share in New Zealand
- 242 of 644
Frankton at a glance
Where Frankton differs most from suburbs across New Zealand: median age (lower than 92% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Frankton is listed under Hamilton City.
- 4,924 live titles are recorded here, including 675 cross-lease titles (13.7%).
- 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 13.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 32.4% 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 Frankton
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 2,254 | 45.8% |
| Cross lease | 675 | 13.7% |
| Unit title | 1,596 | 32.4% |
| Leasehold | 120 | 2.4% |
| Other record types | 279 | 5.7% |
| Total | 4,924 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Frankton compares
Nationally, 8.7% of live titles are cross-lease; Frankton is about 1.6 times the national share (8.7%).
Across Hamilton City as a whole, the share is 11.2%; Frankton is higher than the overall Hamilton City share (11.2%).
How cross-leases in Frankton are set up
Separate exclusive-use areas are less common (3% of schemes, against 5% nationally).
More schemes have four or more flats on one section (16%, against 11% nationally), up to 10.
Three-flat schemes are less common here (9%, against 12% nationally).
| Scheme structure | Frankton | Hamilton City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 275 | 3,528 | 87,651 |
| Two-flat schemes | 74.5% | 81.5% | 76.2% |
| Three-flat schemes | 8.7% | 9.5% | 12.2% |
| Four or more flats | 16.0% | 8.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 890 m² | 1,006 m² | 908 m² |
| Typical land per flat | 424 m² | 465 m² | 408 m² |
| Schemes with a garage written into a lease | 28.7% | 31.0% | 28.4% |
| Schemes with a carport in a lease | 12.7% | 11.9% | 13.3% |
| Schemes with a separate exclusive-use area | 3.3% | 2.9% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 40.7% | 39.0% | 35.6% |
| Median year of earliest current title | 1989 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 194 | 2,831 | 54,978 |
Unit titles and leasehold in Frankton
Unit titles are 32% of Frankton's titles, well above Hamilton City (12%) and well above New Zealand (8%). They belong to 266 developments, each run by a body corporate; 1 has 50 or more units.
The unit-title share is 3rd highest of 28 in Hamilton City.
120 titles (2.4%) are leasehold, 57 of them units in a unit-title development, well above the national share (1.2%).
4 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 | 2 |
| 10 to 50 years left | 0 |
| More than 50 years left | 50 |
| Term mentions renewal (including perpetually renewable) | 9 |
| Term not stated or not readable | 57 |
New titles in Frankton since 2020
646 of Frankton's current titles (13%) were first issued since 2020, close to Hamilton City's suburbs with new-title figures taken together (13%) and slightly above New Zealand (12%).
Most are unit titles: 384 in 38 developments (apartments, terraces or townhouses under a body corporate).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 197 | 77 |
| Unit title | 384 | 205 |
| Cross-lease | 4 | 3 |
| Leasehold | 23 | 17 |
| Other | 38 | 15 |
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 Frankton
The typical building in Frankton stands on ground sloping 0.8° (read on an 8 m grid, so short steep banks may be understated), in the flattest quarter of 28 in Hamilton City.
Nearly all of its 4,128 measured buildings (93%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Frankton
Frankton is inland: the typical title is 25 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 Frankton: 2023 Census
Frankton's titles fall in 7 census areas (Stats NZ statistical areas). The 4 shown below hold 93% of its titles; their figures are shown side by side and are not added together.
More workers walk or cycle to work in Frankton Junction than across Hamilton City: 13.5% against 6.0%.
Fewer households own their home in Frankton Junction than across Hamilton City: 27.4% against 53.5%.
Fewer homes are stand-alone houses in Frankton Junction than across Hamilton City: 38.8% against 73.5%.
| Measure | Frankton Junction 33% of titles | Swarbrick 32% of titles | Hamilton Lake North 15% of titles | Kahikatea 13% of titles | Hamilton City whole council |
|---|---|---|---|---|---|
| Usual residents | 675 | 3,114 | 2,475 | 3,522 | 174,741 |
| Change since 2018 | +5.6% | +6.0% | +11.2% | +1.6% | +8.6% |
| Change since 2013 | +50.0% | +31.1% | +25.2% | +24.0% | +23.4% |
| Median age | 31.5 | 31.8 | 33.1 | 30 | 33.2 |
| Households | 294 | 1,254 | 969 | 1,170 | 60,435 |
| Own or part-own their home (including family trusts) | 27.4% | 33.0% | 34.2% | 46.9% | 53.5% |
| Not owned and not in a family trust (mostly renting) | 71.6% | 67.2% | 65.5% | 53.1% | 46.4% |
| Median household income | $89,100 | $74,600 | $89,000 | $86,900 | $96,500 |
| Median weekly rent, renting households | $450 | $450 | $430 | $450 | $465 |
| Dwellings unoccupied on census night | 9.2% | 6.7% | 8.8% | 4.8% | 6.5% |
| Ages | |||||
| Under 15 | 16.4% | 18.7% | 14.3% | 24.7% | 20.9% |
| 15 to 29 | 30.2% | 27.1% | 28.8% | 25.3% | 23.4% |
| 30 to 64 | 45.8% | 43.0% | 47.0% | 42.4% | 43.2% |
| 65 and over | 8.0% | 11.3% | 9.9% | 7.6% | 12.5% |
| Where people came from | |||||
| Born overseas | 32.4% | 31.0% | 35.3% | 22.2% | 30.4% |
| Of those born overseas, arrived in the last 5 years | 38.9% | 32.4% | 36.0% | 26.6% | 26.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 62.6% | 57.7% | 60.9% | 51.8% | 50.7% |
| Lived overseas 5 years ago (of all residents) | 6.8% | 5.6% | 7.7% | 3.5% | 5.0% |
| Moved here in the last year (of all residents) | 36.3% | 30.6% | 34.7% | 23.8% | 23.9% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 30.1% | 26.5% | 33.8% | 18.7% | 29.0% |
| Employed full-time | 61.4% | 54.9% | 54.7% | 54.1% | 52.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 5.3% | 5.1% | 3.8% | 5.8% | 3.9% |
| Managers and professionals (of those employed) | 42.9% | 36.7% | 44.3% | 32.6% | 42.7% |
| Median personal income | $45,800 | $41,500 | $45,800 | $42,400 | $42,200 |
| Getting to work (of those employed) | |||||
| Work from home | 13.5% | 10.4% | 14.0% | 9.1% | 12.5% |
| Car, truck or van | 67.7% | 78.8% | 64.5% | 81.8% | 77.4% |
| Bus, train or ferry | 2.3% | 5.2% | 2.6% | 3.0% | 2.9% |
| Walk or cycle | 13.5% | 4.5% | 17.7% | 5.1% | 6.0% |
| Households and families | |||||
| One-person households | 31.3% | 32.2% | 30.8% | 19.2% | 21.8% |
| Average people per household | 2.4 | 2.4 | 2.3 | 2.9 | 2.8 |
| Households with no motor vehicle | 8.0% | 12.7% | 11.8% | 6.4% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 9.9% | 9.5% | 7.6% | 11.9% | 7.5% |
| Couples with children (of families) | 36.7% | 32.9% | 32.8% | 37.9% | 43.3% |
| Couples without children | 38.8% | 36.9% | 47.8% | 29.8% | 35.8% |
| One-parent families | 24.5% | 29.7% | 19.4% | 32.3% | 21.0% |
| Homes | |||||
| Separate (stand-alone) houses | 38.8% | 38.4% | 40.9% | 81.8% | 73.5% |
| Average bedrooms | 2.4 | 2.4 | 2.5 | 2.9 | 3 |
| Heated with a heat pump | 72.4% | 81.0% | 79.0% | 79.4% | 77.6% |
| Damp, always or sometimes | 15.3% | 17.6% | 18.8% | 27.7% | 18.8% |
| Mould over A4 size, always or sometimes | 12.3% | 14.9% | 15.6% | 20.3% | 15.3% |
Rents around Frankton
New tenancies in Frankton Junction in the April–June 2026 quarter had a median rent of $525 a week (down 2.8% on a year earlier). That is slightly below the typical suburb in Hamilton City ($580), and slightly below the national median ($600).
| April–June 2026 | Frankton Junction 33% of titles | Hamilton Lake 15% of titles | Kahikatea 13% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $525 | $623 | $560 | $600 |
| Middle half of rents | $520–$583 | $500–$658 | $483–$600 | $490–$700 |
| Change in median on a year earlier | −2.8% | +22.2% | +1.8% | +0.2% |
| Bonds lodged in the quarter | 18 | 60 | 36 | 40,827 |
Schools and hospitals near Frankton
LINZ maps 2 school sites inside Frankton, among them Frankton School (Contributing) and Rhode Street School (Full Primary).
- Frankton School (Contributing)
- Rhode Street School (Full Primary)
- Nearest school: Rhode Street School (0.5 km)
- Nearest secondary school: Hamilton Girls' High School (1.9 km)
- Nearest public general hospital: Waikato Hospital (2.4 km)
School enrolment zones in Frankton: a guide
One secondary school has a home zone covering most of Frankton's titles: Hamilton's Fraser High School.
- Frankton School (primary, Years 1–6): about 45% of titles
- Rhode Street School (primary, Years 1–8): about 55% of titles
- Whitiora School (primary, Years 1–8): about 35% of titles
- Hamilton West School (primary, Years 1–8): about 15% of titles
- Maeroa Intermediate (intermediate, Years 7–8): about 45% of titles
- Hamilton's Fraser High School (secondary): about 85% of titles
- Hamilton Boys' High School (secondary): about 15% of titles
- Hamilton Girls' High School (secondary): about 15% 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 Frankton
OpenStreetMap maps 8 places of worship inside Frankton (8 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: The Church of Jesus Christ of Latter-day Saints, under 1 km away
- Hindu: Radha Krishna Temple, 8.6 km away
- Muslim: Jamia Masjid, 3.5 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%)
- 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%)
- Melville: 326 cross-lease titles (13.3%)
Suburbs like Frankton
The closest match on the measures on this site is Hamilton East in Hamilton City, nearest on recent movers within NZ, elevation, slope. 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 |
|---|---|---|---|---|---|
| Hamilton East | Hamilton City | 15.9% | $455 | 32.9 | recent movers within NZ, elevation, slope |
| Melville | Hamilton City | 13.3% | No data | 32.4 | cross-lease share, elevation, slope |
| Whitiora | Hamilton City | 9.5% | $435 | 30.7 | elevation, distance to the coast, slope |
| Enderley | Hamilton City | 17.0% | $540 | 30.8 | schools, elevation, slope |
| Claudelands | Hamilton City | 25.2% | $400 | 35.1 | elevation, heat pumps, children |
Questions
What is the rent in Frankton, Hamilton City?
New tenancies in Frankton Junction (the rent area for part of Frankton) had a median rent of $525 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 $520 to $583.
What schools are in Frankton, Hamilton City?
LINZ maps 2 school sites inside Frankton: Frankton School and Rhode Street School. The nearest secondary school to its centre is Hamilton Girls' High School (1.9 km in a straight line). The secondary-school home zone covering most of its titles is Hamilton's Fraser High School; check the school's own zone map for any address.