Living in Hamilton East: rents, schools, census and property titles
The 6,469 live property titles in Hamilton East, Hamilton City are a mix, led by freehold at 49%, as recorded by LINZ on 30 September 2026. Cross-lease titles number 1,027 (15.9%), well above the national share of 8.7%.
Hamilton East cross-lease titles
- Cross-lease titles
- 1,027
- Share of live titles
- 15.9%
- Live titles in total
- 6,469
- Hamilton City share
- 11.2%
- New Zealand share
- 8.7%
- Rank by share in Hamilton City
- 11 of 28
- Rank by share in New Zealand
- joint 195 of 644
Hamilton East at a glance
Where Hamilton East differs most from suburbs across New Zealand: median weekly rent, new tenancies (lower than 94% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Hamilton East is listed under Hamilton City.
- 6,469 live titles are recorded here, including 1,027 cross-lease titles (15.9%).
- 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 15.9% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 28.3% 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 Hamilton East
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 3,197 | 49.4% |
| Cross lease | 1,027 | 15.9% |
| Unit title | 1,833 | 28.3% |
| Leasehold | 134 | 2.1% |
| Other record types | 278 | 4.3% |
| Total | 6,469 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Hamilton East compares
Nationally, 8.7% of live titles are cross-lease; Hamilton East is about 1.8 times the national share (8.7%).
Across Hamilton City as a whole, the share is 11.2%; Hamilton East is higher than the overall Hamilton City share (11.2%).
How cross-leases in Hamilton East 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 (14%, against 11% nationally), up to 12.
| Scheme structure | Hamilton East | Hamilton City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 426 | 3,528 | 87,651 |
| Two-flat schemes | 72.5% | 81.5% | 76.2% |
| Three-flat schemes | 12.4% | 9.5% | 12.2% |
| Four or more flats | 14.1% | 8.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 992 m² | 1,006 m² | 908 m² |
| Typical land per flat | 444 m² | 465 m² | 408 m² |
| Schemes with a garage written into a lease | 29.1% | 31.0% | 28.4% |
| Schemes with a carport in a lease | 16.2% | 11.9% | 13.3% |
| Schemes with a separate exclusive-use area | 2.8% | 2.9% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 36.4% | 39.0% | 35.6% |
| Median year of earliest current title | 1988 | 1987 | 1988 |
| Two-flat schemes on 700 m² or more | 288 | 2,831 | 54,978 |
Unit titles and leasehold in Hamilton East
Unit titles are 28% of Hamilton East's titles, well above Hamilton City (12%) and well above New Zealand (8%). They belong to 256 developments, each run by a body corporate; 2 have 50 or more units.
The unit-title share is in the highest quarter of 28 in Hamilton City.
134 titles (2.1%) are leasehold, 8 of them units in a unit-title development.
6 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 | 6 |
| Under 10 years left | 0 |
| 10 to 50 years left | 2 |
| More than 50 years left | 97 |
| Term mentions renewal (including perpetually renewable) | 20 |
| Term not stated or not readable | 9 |
New titles in Hamilton East since 2020
790 of Hamilton East's current titles (12%) were first issued since 2020, slightly below Hamilton City's suburbs with new-title figures taken together (13%) and close to New Zealand (12%).
Most are unit titles: 591 in 74 developments (apartments, terraces or townhouses under a body corporate).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 119 | 57 |
| Unit title | 591 | 262 |
| Cross-lease | 8 | 2 |
| Leasehold | 5 | 3 |
| Other | 67 | 28 |
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 Hamilton East
The typical building in Hamilton East stands on ground sloping 0.9° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 6,135 measured buildings (94%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Hamilton East
Hamilton East is inland: the typical title is 29 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 Hamilton East: 2023 Census
Hamilton East's titles fall in 8 census areas (Stats NZ statistical areas). The 4 shown below hold 81% of its titles; their figures are shown side by side and are not added together.
More households have no car in Hamilton East Village than across Hamilton City: 19.0% against 6.8%.
Fewer homes are stand-alone houses in Hamilton East Village than across Hamilton City: 30.8% against 73.5%.
More workers walk or cycle to work in Hamilton East Village than across Hamilton City: 13.8% against 6.0%.
| Measure | Hamilton East Village 25% of titles | Hamilton East 23% of titles | Greensboro 18% of titles | Peachgrove 15% of titles | Hamilton City whole council |
|---|---|---|---|---|---|
| Usual residents | 3,117 | 3,981 | 4,098 | 3,618 | 174,741 |
| Change since 2018 | −2.7% | +0.8% | +12.3% | −1.6% | +8.6% |
| Change since 2013 | +3.4% | +8.9% | +44.4% | +4.3% | +23.4% |
| Median age | 32.9 | 35.2 | 23.7 | 35.5 | 33.2 |
| Households | 1,347 | 1,479 | 1,338 | 1,221 | 60,435 |
| Own or part-own their home (including family trusts) | 25.3% | 54.2% | 8.7% | 57.0% | 53.5% |
| Not owned and not in a family trust (mostly renting) | 74.9% | 45.8% | 91.5% | 43.2% | 46.4% |
| Median household income | $65,100 | $94,000 | $64,900 | $94,100 | $96,500 |
| Median weekly rent, renting households | $360 | $446 | $450 | $496 | $465 |
| Dwellings unoccupied on census night | 10.9% | 6.2% | 6.5% | 6.3% | 6.5% |
| Ages | |||||
| Under 15 | 15.1% | 20.3% | 15.1% | 18.1% | 20.9% |
| 15 to 29 | 27.8% | 20.6% | 50.7% | 24.5% | 23.4% |
| 30 to 64 | 46.1% | 44.6% | 31.7% | 38.6% | 43.2% |
| 65 and over | 10.9% | 14.6% | 2.6% | 18.8% | 12.5% |
| Where people came from | |||||
| Born overseas | 34.3% | 26.0% | 40.7% | 34.6% | 30.4% |
| Of those born overseas, arrived in the last 5 years | 38.0% | 27.5% | 49.0% | 27.2% | 26.6% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 62.8% | 46.9% | 72.2% | 51.9% | 50.7% |
| Lived overseas 5 years ago (of all residents) | 6.0% | 5.1% | 8.5% | 6.8% | 5.0% |
| Moved here in the last year (of all residents) | 35.1% | 20.5% | 52.4% | 27.4% | 23.9% |
| Work and study (people 15 and over) | |||||
| Bachelor degree or higher | 34.6% | 38.8% | 25.1% | 31.8% | 29.0% |
| Employed full-time | 51.6% | 52.7% | 41.4% | 49.0% | 52.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.3% | 4.2% | 7.8% | 3.4% | 3.9% |
| Managers and professionals (of those employed) | 41.8% | 53.0% | 28.9% | 44.3% | 42.7% |
| Median personal income | $36,700 | $44,500 | $25,000 | $38,000 | $42,200 |
| Getting to work (of those employed) | |||||
| Work from home | 13.0% | 14.6% | 6.3% | 12.2% | 12.5% |
| Car, truck or van | 67.9% | 71.1% | 76.7% | 75.6% | 77.4% |
| Bus, train or ferry | 4.5% | 2.3% | 7.8% | 3.2% | 2.9% |
| Walk or cycle | 13.8% | 10.7% | 7.8% | 8.0% | 6.0% |
| Households and families | |||||
| One-person households | 39.4% | 27.1% | 21.6% | 26.3% | 21.8% |
| Average people per household | 2.2 | 2.5 | 3 | 2.7 | 2.8 |
| Households with no motor vehicle | 19.0% | 7.7% | 12.5% | 7.3% | 6.8% |
| Crowded households (need one or more extra bedrooms) | 8.4% | 6.4% | 12.6% | 8.3% | 7.5% |
| Couples with children (of families) | 36.0% | 43.1% | 38.2% | 42.5% | 43.3% |
| Couples without children | 41.7% | 36.8% | 36.4% | 36.4% | 35.8% |
| One-parent families | 22.7% | 19.8% | 25.5% | 21.5% | 21.0% |
| Homes | |||||
| Separate (stand-alone) houses | 30.8% | 74.2% | 25.7% | 73.0% | 73.5% |
| Average bedrooms | 2.3 | 2.8 | 2.8 | 2.9 | 3 |
| Heated with a heat pump | 78.6% | 74.7% | 72.5% | 76.5% | 77.6% |
| Damp, always or sometimes | 24.2% | 22.6% | 20.9% | 17.1% | 18.8% |
| Mould over A4 size, always or sometimes | 20.0% | 18.1% | 18.6% | 14.6% | 15.3% |
Rents around Hamilton East
New tenancies in Hamilton East Village in the April–June 2026 quarter had a median rent of $455 a week (up 5.8% on a year earlier). That is below the typical suburb in Hamilton City ($580), and below the national median ($600); 3rd lowest of 24 in Hamilton City.
| April–June 2026 | Hamilton East Village 25% of titles | Hamilton East 23% of titles | Greensboro 18% of titles | Peachgrove 15% of titles | New Zealand |
|---|---|---|---|---|---|
| Median weekly rent, new tenancies | $455 | $598 | $350 | $610 | $600 |
| Middle half of rents | $400–$581 | $488–$644 | $290–$550 | $480–$695 | $490–$700 |
| Change in median on a year earlier | +5.8% | +7.7% | +0.0% | +4.3% | +0.2% |
| Bonds lodged in the quarter | 60 | 42 | 171 | 39 | 40,827 |
Schools and hospitals near Hamilton East
LINZ maps 6 school sites inside Hamilton East, among them Hamilton Boys' High School (Secondary (Year 9-15)) and Hamilton East School (Contributing).
- Hamilton Boys' High School (Secondary (Year 9-15))
- Hamilton East School (Contributing)
- Marian Catholic School (Hamilton) (Full Primary)
- Patricia Avenue School (Specialist School)
- Peachgrove Intermediate (Intermediate)
- Sacred Heart Girls' College (Hamilton) (Secondary (Year 9-15))
- Nearest school: Sacred Heart Girls' College (Hamilton) (0.4 km)
- Nearest secondary school: Sacred Heart Girls' College (Hamilton) (0.4 km)
- Nearest public general hospital: Waikato Hospital (2.0 km)
School enrolment zones in Hamilton East: a guide
Three secondary schools have a home zone covering most of Hamilton East's titles: Hamilton Boys' High School, Hamilton Girls' High School and Fairfield College.
- Hamilton East School (primary, Years 1–6): about 70% of titles
- Knighton Normal School (primary, Years 1–6): about 60% of titles
- Hillcrest Normal School (primary, Years 1–6): about 10% of titles
- Marian Catholic School (Hamilton) (primary, Years 1–8): all or nearly all titles
- Peachgrove Intermediate (intermediate, Years 7–8): all or nearly all titles
- Berkley Normal Middle School (restricted composite): about 50% of titles
- Hamilton Boys' High School (secondary): about 70% of titles
- Hamilton Girls' High School (secondary): about 70% of titles
- Fairfield College (secondary): about 55% of titles
- Hillcrest High School (secondary): about 35% 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 Hamilton East
OpenStreetMap maps 11 places of worship inside Hamilton East (11 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: St John's Methodist Church, under 1 km away
- Muslim: Jamia Masjid, 2.4 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%)
- 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%)
- Melville: 326 cross-lease titles (13.3%)
Suburbs like Hamilton East
The closest match on the measures on this site is Frankton, Hamilton City 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 |
|---|---|---|---|---|---|
| Frankton, Hamilton City | Hamilton City | 13.7% | $525 | 31.5 | recent movers within NZ, elevation, slope |
| Melville | Hamilton City | 13.3% | No data | 32.4 | land per flat, elevation, slope |
| Claudelands | Hamilton City | 25.2% | $400 | 35.1 | elevation, slope, degrees |
| Silverdale, Hamilton City | Hamilton City | 8.5% | $463 | 30.3 | elevation, slope, population change |
| Palmerston North | Palmerston North City | 10.0% | $425 | 29.6 | population change, slope, stand-alone houses |
Questions
What is the rent in Hamilton East?
New tenancies in Hamilton East Village (the rent area for part of Hamilton East) had a median rent of $455 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 $581.
What schools are in Hamilton East?
LINZ maps 6 school sites inside Hamilton East, including Hamilton Boys' High School, Hamilton East School and Marian Catholic School (Hamilton). The nearest secondary school to its centre is Sacred Heart Girls' College (Hamilton) (0.4 km in a straight line). Secondary-school home zones covering most of its titles are Hamilton Boys' High School, Hamilton Girls' High School and Fairfield College; check the school's own zone map for any address.