Suburbs in Invercargill City: rents, census and property titles
LINZ recorded 28,211 live titles in Invercargill City on 30 September 2026: 91% freehold, then cross-lease at 7.3%. Its 2,056 cross-lease titles (7.3%) are slightly below the national share of 8.7% (in the highest quarter of 54 in New Zealand, among councils with at least 100 cross-lease titles).
Invercargill City cross-lease titles
- Cross-lease titles
- 2,056
- Share of live titles
- 7.3%
- Live titles in total
- 28,211
- New Zealand share
- 8.7%
- Suburbs with 30+ cross-lease titles
- 15
Title mix in Invercargill City
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 25,734 | 91.2% |
| Cross lease | 2,056 | 7.3% |
| Unit title | 118 | 0.4% |
| Leasehold | 253 | 0.9% |
| Other record types | 50 | 0.2% |
| Total | 28,211 | 100% |
Counts are titles, not homes. Sources and limits
How cross-leases in Invercargill City are set up
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
More schemes have four or more flats on one section (23%, against 11% nationally), up to 46.
Three-flat schemes are more common here (23%, against 12% nationally).
| Scheme structure | Invercargill City | New Zealand |
|---|---|---|
| Cross-lease schemes (shared sections) | 714 | 87,651 |
| Two-flat schemes | 53.8% | 76.2% |
| Three-flat schemes | 22.8% | 12.2% |
| Four or more flats | 22.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 994 m² | 908 m² |
| Typical land per flat | 362 m² | 408 m² |
| Schemes with a garage written into a lease | 33.6% | 28.4% |
| Schemes with a carport in a lease | 16.1% | 13.3% |
| Schemes with a separate exclusive-use area | 1.7% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 23.0% | 35.6% |
| Median year of earliest current title | 1982 | 1988 |
| Two-flat schemes on 700 m² or more | 326 | 54,978 |
Among suburbs with at least 300 live and 30 cross-lease titles, the highest cross-lease shares in Invercargill City are in Windsor (22.5%), Appleby (19.5%), Richmond (19.2%), Gladstone (11.3%), Strathern (11.2%).
Suburbs in Invercargill City by cross-lease share
| Suburb | Cross-lease titles | Live titles | Share |
|---|---|---|---|
| Windsor | 400 | 1,779 | 22.5% |
| Appleby | 335 | 1,714 | 19.5% |
| Richmond | 230 | 1,195 | 19.2% |
| Gladstone | 129 | 1,144 | 11.3% |
| Strathern | 191 | 1,711 | 11.2% |
| Avenal | 74 | 688 | 10.8% |
| Invercargill | 89 | 832 | 10.7% |
| Waikiwi | 128 | 1,548 | 8.3% |
| Georgetown | 57 | 881 | 6.5% |
| Grasmere | 80 | 1,302 | 6.1% |
| Waverley | 41 | 698 | 5.9% |
| Hawthorndale | 37 | 635 | 5.8% |
| Glengarry | 63 | 1,450 | 4.3% |
| Newfield | 34 | 886 | 3.8% |
| Kingswell | 39 | 1,161 | 3.4% |
Makarewa, Lorneville and Kennington straddle another council; LINZ lists Invercargill City first, so their titles are counted here.
Invercargill City at a glance
7% of titles in Invercargill City's suburbs were first issued since 2020, well below New Zealand (12%). 15% of titles are within 1 km of the sea or harbour edge. The wider district is wetter than the national average for homes (1,250 mm of rain a year, against 1,000 mm) and cooler than it (10.9°C, against 13.5°C), on NASA POWER's ~50 km grid.
| Suburb | Cross-lease share of titles | Median weekly rent, new tenancies | Titles first issued since 2020 | Median age | Homes with a heat pump | Median slope under buildings | Typical distance to the coast |
|---|---|---|---|---|---|---|---|
| Windsor | 22.5% | No data | 3.7% | 47.2 | 88.6% | 0.8° | 3.4 km |
| Appleby | 19.5% | $420 | 6.5% | 32.2 | 79.7% | 1.1° | 0.8 km |
| Richmond | 19.2% | $528 | 2.3% | 41.4 | 87.1% | 1° | 2.6 km |
| Gladstone | 11.3% | $450 | 4.9% | 43.4 | 84.9% | 0.9° | 3.1 km |
| Strathern | 11.2% | No data | 4.3% | 38 | 80.8% | 1° | 1.6 km |
| Avenal | 10.8% | $390 | 5.2% | 40.1 | 82.6% | 0.7° | 2.1 km |
| Invercargill | 10.7% | $410 | 2.8% | 37.9 | 79.0% | 1° | 1.5 km |
| Waikiwi | 8.3% | No data | 11.5% | 51.3 | 83.3% | 0.9° | 4.9 km |
| Georgetown | 6.5% | $530 | 4.0% | 35.5 | 79.3% | 1° | 1.9 km |
| Grasmere | 6.1% | $540 | 4.5% | 35.7 | 81.4% | 0.7° | 3.8 km |
| Waverley | 5.9% | No data | 4.4% | 36.6 | 85.8% | 0.9° | 4.3 km |
| Hawthorndale | 5.8% | $523 | 1.7% | 38.1 | 83.6% | 1° | 3.6 km |
| Glengarry | 4.3% | $505 | 4.4% | 36 | 86.0% | 0.8° | 4 km |
| Newfield | 3.8% | $560 | 1.9% | 40.6 | 78.5% | 1° | 3.1 km |
| Kingswell | 3.4% | $550 | 7.8% | 37.1 | 78.2% | 1° | 1.4 km |
New titles by year in Invercargill City
2025 brought 290 titles still live, more than the 5-year average before it (264), against a peak of 348 in 2022.
| Year issued | All new titles | Freehold | Unit titles | Cross-lease | Leasehold | Other |
|---|---|---|---|---|---|---|
| 2020 | 153 | 138 | 4 | 7 | 3 | 1 |
| 2021 | 347 | 335 | 2 | 9 | 1 | 0 |
| 2022 | 348 | 333 | 0 | 9 | 6 | 0 |
| 2023 | 259 | 248 | 2 | 7 | 2 | 0 |
| 2024 | 212 | 204 | 0 | 3 | 5 | 0 |
| 2025 | 290 | 282 | 2 | 3 | 1 | 2 |
| 2026 (Jan–Sep) | 184 | 176 | 3 | 3 | 0 | 2 |
Cross-lease titles in Invercargill City, by suburb
Unit titles in Invercargill City, by suburb
Invercargill City at the 2023 Census
| Measure | Invercargill City 2023 Census |
|---|---|
| Usual residents | 55,599 |
| Change since 2018 | +2.6% |
| Change since 2013 | +7.5% |
| Median age | 40 |
| Households | 22,125 |
| Own or part-own their home (including family trusts) | 72.4% |
| Not owned and not in a family trust (mostly renting) | 27.6% |
| Median household income | $80,900 |
| Median weekly rent, renting households | $350 |
| Dwellings unoccupied on census night | 6.8% |
| Ages | |
| Under 15 | 18.4% |
| 15 to 29 | 18.0% |
| 30 to 64 | 45.1% |
| 65 and over | 18.4% |
| Where people came from | |
| Born overseas | 14.9% |
| Of those born overseas, arrived in the last 5 years | 32.7% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 42.9% |
| Lived overseas 5 years ago (of all residents) | 3.3% |
| Moved here in the last year (of all residents) | 17.7% |
| Work and study (people 15 and over) | |
| Bachelor degree or higher | 17.6% |
| Employed full-time | 51.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 2.6% |
| Managers and professionals (of those employed) | 34.8% |
| Median personal income | $39,900 |
| Getting to work (of those employed) | |
| Work from home | 9.2% |
| Car, truck or van | 83.5% |
| Bus, train or ferry | 0.6% |
| Walk or cycle | 5.6% |
| Households and families | |
| One-person households | 29.0% |
| Average people per household | 2.4 |
| Households with no motor vehicle | 6.6% |
| Crowded households (need one or more extra bedrooms) | 3.4% |
| Couples with children (of families) | 38.0% |
| Couples without children | 43.5% |
| One-parent families | 18.4% |
| Homes | |
| Separate (stand-alone) houses | 87.7% |
| Average bedrooms | 3 |
| Heated with a heat pump | 79.6% |
| Damp, always or sometimes | 15.4% |
| Mould over A4 size, always or sometimes | 11.3% |