Living in Mahora: rents, schools, census and property titles
The 1,948 live property titles in Mahora, Hastings District are almost all freehold (83%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 150 (7.7%), slightly below the national share of 8.7%.
- Cross-lease titles
- 150
- Share of live titles
- 7.7%
- Live titles in total
- 1,948
- Hastings District share
- 5.0%
- New Zealand share
- 8.7%
- Rank by share in Hastings District
- 7 of 11
- Rank by share in New Zealand
- joint 392 of 644
Mahora at a glance
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Mahora is listed under Hastings District.
- 1,948 live titles are recorded here, including 150 cross-lease titles (7.7%).
- 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 7.7% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.7% 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 Mahora
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,618 | 83.1% |
| Cross lease | 150 | 7.7% |
| Unit title | 13 | 0.7% |
| Leasehold | 164 | 8.4% |
| Other record types | 3 | 0.2% |
| Total | 1,948 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Mahora compares
Nationally, 8.7% of live titles are cross-lease; Mahora is slightly lower than the national share (8.7%).
Across Hastings District as a whole, the share is 5.0%; Mahora is about 1.5 times the overall Hastings District share (5.0%).
How cross-leases in Mahora are set up
Carports appear in fewer leases (7% of schemes, against 13% nationally).
Separate exclusive-use areas are more common (9% of schemes, against 5% nationally).
More leases include a garage (35% of schemes, against 28% nationally).
| Scheme structure | Mahora | Hastings District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 68 | 848 | 87,651 |
| Two-flat schemes | 76.5% | 71.6% | 76.2% |
| Three-flat schemes | 13.2% | 16.3% | 12.2% |
| Four or more flats | 10.3% | 12.1% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,008 m² | 1,005 m² | 908 m² |
| Typical land per flat | 460 m² | 430 m² | 408 m² |
| Schemes with a garage written into a lease | 35.3% | 28.2% | 28.4% |
| Schemes with a carport in a lease | 7.4% | 4.4% | 13.3% |
| Schemes with a separate exclusive-use area | 8.8% | 6.1% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 44.1% | 38.0% | 35.6% |
| Median year of earliest current title | 1993 | 1992 | 1988 |
| Two-flat schemes on 700 m² or more | 49 | 535 | 54,978 |
Unit titles and leasehold in Mahora
164 titles (8.4%) are leasehold, well above the national share (1.2%).
Most stated terms have more than 50 years to run.
Stated lease terms, as at 30 September 2026:
| Stated lease term | Titles |
|---|---|
| Stated term has ended | 0 |
| Under 10 years left | 0 |
| 10 to 50 years left | 0 |
| More than 50 years left | 163 |
| Term mentions renewal (including perpetually renewable) | 1 |
| Term not stated or not readable | 0 |
New titles in Mahora since 2020
163 of Mahora's current titles (8%) were first issued since 2020, slightly below Hastings District's suburbs with new-title figures taken together (9%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 150 | 65 |
| Unit title | 5 | 5 |
| Cross-lease | 5 | 2 |
| Leasehold | 1 | 0 |
| 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 Mahora
The typical building in Mahora stands on ground sloping 0.7° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 2,594 measured buildings (100%) stand on ground under 5°.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Mahora
Mahora is inland: the typical title is 8.9 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 Mahora: 2023 Census
Mahora's titles fall in 5 census areas (Stats NZ statistical areas). The 3 shown below hold 99% of its titles; their figures are shown side by side and are not added together.
Fewer workers work from home in Mahora than across Hastings District: 10.6% against 15.9%.
| Measure | Mahora 52% of titles | Cornwall Park 30% of titles | Tomoana Crossing 17% of titles | Hastings District whole council |
|---|---|---|---|---|
| Usual residents | 2,907 | 3,123 | 2,559 | 85,965 |
| Change since 2018 | +13.7% | +2.5% | +2.3% | +5.4% |
| Change since 2013 | +33.8% | +11.8% | +13.1% | +17.4% |
| Median age | 35.9 | 39.7 | 37.2 | 38.9 |
| Households | 996 | 1,218 | 912 | 29,391 |
| Own or part-own their home (including family trusts) | 66.9% | 61.6% | 69.1% | 69.0% |
| Not owned and not in a family trust (mostly renting) | 32.8% | 38.4% | 30.6% | 31.0% |
| Median household income | $95,400 | $75,600 | $88,800 | $93,400 |
| Median weekly rent, renting households | $366 | $380 | $425 | $400 |
| Dwellings unoccupied on census night | 3.4% | 2.8% | 3.1% | 9.3% |
| Ages | ||||
| Under 15 | 20.9% | 19.6% | 20.4% | 20.4% |
| 15 to 29 | 19.7% | 17.6% | 18.9% | 17.9% |
| 30 to 64 | 41.8% | 43.1% | 44.8% | 43.9% |
| 65 and over | 17.4% | 19.7% | 15.9% | 17.8% |
| Where people came from | ||||
| Born overseas | 20.8% | 20.0% | 17.1% | 19.3% |
| Of those born overseas, arrived in the last 5 years | 19.9% | 27.6% | 22.4% | 27.5% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 46.9% | 43.3% | 39.9% | 41.8% |
| Lived overseas 5 years ago (of all residents) | 3.3% | 3.9% | 3.2% | 4.1% |
| Moved here in the last year (of all residents) | 22.3% | 20.8% | 16.2% | 17.1% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 19.2% | 20.3% | 18.6% | 21.3% |
| Employed full-time | 52.2% | 48.6% | 53.2% | 51.0% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.5% | 2.3% | 1.8% | 2.7% |
| Managers and professionals (of those employed) | 41.5% | 38.8% | 36.9% | 42.1% |
| Median personal income | $41,400 | $37,600 | $42,900 | $40,500 |
| Getting to work (of those employed) | ||||
| Work from home | 10.6% | 9.9% | 10.2% | 15.9% |
| Car, truck or van | 84.2% | 81.4% | 83.4% | 78.3% |
| Bus, train or ferry | 0.2% | 0.2% | 0.2% | 0.3% |
| Walk or cycle | 4.4% | 7.6% | 5.4% | 4.6% |
| Households and families | ||||
| One-person households | 21.1% | 30.4% | 23.2% | 23.0% |
| Average people per household | 2.9 | 2.5 | 2.7 | 2.8 |
| Households with no motor vehicle | 4.6% | 10.1% | 6.0% | 5.0% |
| Crowded households (need one or more extra bedrooms) | 9.3% | 11.1% | 7.0% | 8.4% |
| Couples with children (of families) | 43.0% | 35.9% | 41.0% | 40.4% |
| Couples without children | 38.7% | 36.3% | 39.2% | 41.3% |
| One-parent families | 18.3% | 27.8% | 19.8% | 18.3% |
| Homes | ||||
| Separate (stand-alone) houses | 84.7% | 67.2% | 84.9% | 81.7% |
| Average bedrooms | 3.1 | 2.8 | 2.9 | 3.1 |
| Heated with a heat pump | 77.6% | 74.2% | 74.0% | 70.0% |
| Damp, always or sometimes | 15.6% | 17.9% | 18.1% | 17.7% |
| Mould over A4 size, always or sometimes | 10.2% | 11.3% | 14.2% | 12.6% |
Rents around Mahora
New tenancies in Mahora in the April–June 2026 quarter had a median rent of $590 a week (up 7.3% on a year earlier). That is close to the typical suburb in Hastings District ($600), and close to the national median ($600); 3rd lowest of 8 in Hastings District.
| April–June 2026 | Mahora 52% of titles | Cornwall Park 30% of titles | Tomoana Crossing 17% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $590 | $600 | $660 | $600 |
| Middle half of rents | $550–$680 | $524–$653 | $585–$700 | $490–$700 |
| Change in median on a year earlier | +7.3% | +0.0% | — | +0.2% |
| Bonds lodged in the quarter | 21 | 24 | 15 | 40,827 |
Schools and hospitals near Mahora
LINZ maps 2 school sites inside Mahora, among them Mahora School (Contributing) and St Mary's Catholic School (Hastings) (Full Primary).
- Mahora School (Contributing)
- St Mary's Catholic School (Hastings) (Full Primary)
- Nearest school: Mahora School (0.0 km)
- Nearest secondary school: Lindisfarne College (1.0 km)
- Nearest public general hospital: Hawke's Bay Hospital (1.9 km)
School enrolment zones in Mahora: a guide
Six secondary schools have a home zone covering most of Mahora's titles, among them Hastings Girls' High School, Iona College and Lindisfarne College.
- Heretaunga Intermediate (primary, Years 1–6): all or nearly all titles
- Mahora School (primary, Years 1–6): all or nearly all titles
- Frimley School (primary, Years 1–6): about 30% of titles
- Hastings Intermediate (intermediate, Years 7–8): about 25% of titles
- Hastings Christian School (composite): all or nearly all titles
- Taikura Rudolf Steiner School (composite): all or nearly all titles
- Hastings Girls' High School (secondary): all or nearly all titles
- Iona College (secondary): all or nearly all titles
- Lindisfarne College (secondary): all or nearly all titles
- St John's College (Hastings) (secondary): all or nearly all titles
- St Joseph's Maori Girls' College (secondary): all or nearly all titles
- Woodford House (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 Mahora
OpenStreetMap maps 5 places of worship inside Mahora (5 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: St Mary's Catholic Church, under 1 km away
- Muslim: Hastings Mosque, 2.5 km away
- Sikh: Shri Guru Ravidass Temple Hastings, 3.7 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Hastings District with many cross-leases
- Havelock North: 368 cross-lease titles (5.3%)
- Hastings: 266 cross-lease titles (10.3%)
- Ākina: 196 cross-lease titles (10.9%)
- Parkvale: 186 cross-lease titles (11.3%)
- Mayfair: 166 cross-lease titles (8.9%)
- Flaxmere: 158 cross-lease titles (4.5%)
- Raureka: 138 cross-lease titles (8.1%)
- Saint Leonards: 122 cross-lease titles (8.2%)
All suburbs in Hastings District
Suburbs like Mahora
The closest match on the measures on this site is Raureka in Hastings District, nearest on commuting by public transport, slope, schools. 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 |
|---|---|---|---|---|---|
| Raureka | Hastings District | 8.1% | $635 | 34.1 | commuting by public transport, slope, schools |
| Mayfair | Hastings District | 8.9% | $460 | 32.8 | slope, schools, elevation |
| Burwood | Christchurch City | 11.4% | $600 | 36.2 | slope, median age, degrees |
| Greenmeadows | Napier City | 10.5% | No data | 41.1 | slope, unit-title share, heat pumps |
| Milson | Palmerston North City | 6.1% | $588 | 33.4 | slope, schools, rent |
Questions
What is the rent in Mahora?
New tenancies in the Mahora rent area had a median rent of $590 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 $550 to $680.
What schools are in Mahora?
LINZ maps 2 school sites inside Mahora: Mahora School and St Mary's Catholic School (Hastings). The nearest secondary school to its centre is Lindisfarne College (1.0 km in a straight line). Secondary-school home zones covering most of its titles include Hastings Girls' High School, Iona College and Lindisfarne College; check the school's own zone map for any address.