Living in Appleby, Invercargill City: rents, schools, census and property titles
The 1,714 live property titles in Appleby, Invercargill City are almost all freehold (80%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 335 (19.5%), well above the national share of 8.7%.
Appleby, Invercargill City cross-lease titles
- Cross-lease titles
- 335
- Share of live titles
- 19.5%
- Live titles in total
- 1,714
- Invercargill City share
- 7.3%
- New Zealand share
- 8.7%
- Rank by share in Invercargill City
- 2 of 15
- Rank by share in New Zealand
- joint 128 of 644
Appleby at a glance
Where Appleby differs most from suburbs across New Zealand: median weekly rent, new tenancies (lower than 97% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Appleby is listed under Invercargill City.
- 1,714 live titles are recorded here, including 335 cross-lease titles (19.5%).
- 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 19.5% of the recorded title mix. That describes the suburb, not any particular home.
- 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 Appleby
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 1,373 | 80.1% |
| Cross lease | 335 | 19.5% |
| Unit title | 0 | 0.0% |
| Leasehold | 5 | 0.3% |
| Other record types | 1 | 0.1% |
| Total | 1,714 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Appleby compares
Nationally, 8.7% of live titles are cross-lease; Appleby is about 2.2 times the national share (8.7%).
Across Invercargill City as a whole, the share is 7.3%; Appleby is about 2.7 times the overall Invercargill City share (7.3%).
Its cross-lease share is 2nd highest of 15 in Invercargill City (among suburbs with an indexed page on this site).
How cross-leases in Appleby are set up
Separate exclusive-use areas are less common (1% of schemes, against 5% nationally).
More schemes have four or more flats on one section (42%, against 11% nationally), up to 7.
Fewer schemes refer to more than one flats plan (10%, against 36% nationally), usually because a plan was redrawn.
| Scheme structure | Appleby | Invercargill City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 96 | 714 | 87,651 |
| Two-flat schemes | 21.9% | 53.8% | 76.2% |
| Three-flat schemes | 34.4% | 22.8% | 12.2% |
| Four or more flats | 41.7% | 22.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 1,012 m² | 994 m² | 908 m² |
| Typical land per flat | 337 m² | 362 m² | 408 m² |
| Schemes with a garage written into a lease | 16.7% | 33.6% | 28.4% |
| Schemes with a carport in a lease | 21.9% | 16.1% | 13.3% |
| Schemes with a separate exclusive-use area | 1.0% | 1.7% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 10.4% | 23.0% | 35.6% |
| Median year of earliest current title | 1983 | 1982 | 1988 |
| Two-flat schemes on 700 m² or more | 17 | 326 | 54,978 |
New titles in Appleby since 2020
111 of Appleby's current titles (6%) were first issued since 2020, slightly below Invercargill City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
That rate is 3rd highest of 15 in Invercargill City.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 111 | 67 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 0 | 0 |
| Other | 0 | 0 |
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 Appleby
The typical building in Appleby stands on ground sloping 1.1° (read on an 8 m grid, so short steep banks may be understated), the steepest of 15 in Invercargill City.
Nearly all of its 2,313 measured buildings (100%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 6 m, and parts are below sea level.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Appleby
4% of Appleby's titles are within 200 m of the sea or harbour edge, 19% within 500 m and 70% within 1 km. The typical title is 820 m away.
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 Appleby: 2023 Census
Appleby's titles fall in 4 census areas (Stats NZ statistical areas). The 3 shown below hold 98% of its titles; their figures are shown side by side and are not added together.
More households have no car in Appleby North (Invercargill City) than across Invercargill City: 20.1% against 6.6%.
More workers walk or cycle to work in Appleby North (Invercargill City) than across Invercargill City: 15.0% against 5.6%.
Fewer households own their home in Appleby North (Invercargill City) than across Invercargill City: 30.9% against 72.4%.
| Measure | Appleby North (Invercargill City) 44% of titles | Appleby South (Invercargill City) 43% of titles | Invercargill Central 11% of titles | Invercargill City whole council |
|---|---|---|---|---|
| Usual residents | 1,839 | 1,671 | 1,278 | 55,599 |
| Change since 2018 | +6.1% | −1.4% | −6.4% | +2.6% |
| Change since 2013 | +16.1% | +3.9% | +13.6% | +7.5% |
| Median age | 32.2 | 36.7 | 37.9 | 40 |
| Households | 768 | 696 | 456 | 22,125 |
| Own or part-own their home (including family trusts) | 30.9% | 64.7% | 32.9% | 72.4% |
| Not owned and not in a family trust (mostly renting) | 69.1% | 35.8% | 66.4% | 27.6% |
| Median household income | $47,600 | $61,700 | $55,300 | $80,900 |
| Median weekly rent, renting households | $290 | $350 | $300 | $350 |
| Dwellings unoccupied on census night | 8.7% | 6.0% | 14.0% | 6.8% |
| Ages | ||||
| Under 15 | 16.5% | 20.1% | 8.7% | 18.4% |
| 15 to 29 | 29.0% | 19.6% | 26.8% | 18.0% |
| 30 to 64 | 41.8% | 45.6% | 48.6% | 45.1% |
| 65 and over | 12.7% | 15.1% | 16.0% | 18.4% |
| Where people came from | ||||
| Born overseas | 26.7% | 13.9% | 31.9% | 14.9% |
| Of those born overseas, arrived in the last 5 years | 50.3% | 26.3% | 59.4% | 32.7% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 57.0% | 43.9% | 56.6% | 42.9% |
| Lived overseas 5 years ago (of all residents) | 5.0% | 4.2% | 6.6% | 3.3% |
| Moved here in the last year (of all residents) | 33.8% | 15.9% | 39.9% | 17.7% |
| Work and study (people 15 and over) | ||||
| Bachelor degree or higher | 17.3% | 11.1% | 25.5% | 17.6% |
| Employed full-time | 43.1% | 45.8% | 38.8% | 51.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 6.0% | 2.9% | 6.2% | 2.6% |
| Managers and professionals (of those employed) | 25.2% | 25.5% | 27.7% | 34.8% |
| Median personal income | $28,900 | $32,900 | $26,200 | $39,900 |
| Getting to work (of those employed) | ||||
| Work from home | 6.1% | 7.6% | 8.9% | 9.2% |
| Car, truck or van | 76.5% | 83.7% | 59.6% | 83.5% |
| Bus, train or ferry | 1.0% | 0.8% | 0.5% | 0.6% |
| Walk or cycle | 15.0% | 6.1% | 28.6% | 5.6% |
| Households and families | ||||
| One-person households | 39.6% | 33.9% | 45.8% | 29.0% |
| Average people per household | 2.3 | 2.4 | 2 | 2.4 |
| Households with no motor vehicle | 20.1% | 9.1% | 20.3% | 6.6% |
| Crowded households (need one or more extra bedrooms) | 9.2% | 7.2% | 6.5% | 3.4% |
| Couples with children (of families) | 30.7% | 34.3% | 27.7% | 38.0% |
| Couples without children | 36.8% | 37.3% | 50.8% | 43.5% |
| One-parent families | 34.2% | 28.4% | 21.5% | 18.4% |
| Homes | ||||
| Separate (stand-alone) houses | 56.0% | 88.8% | 40.9% | 87.7% |
| Average bedrooms | 2.5 | 2.8 | 2.3 | 3 |
| Heated with a heat pump | 79.7% | 75.1% | 79.0% | 79.6% |
| Damp, always or sometimes | 24.5% | 22.0% | 19.4% | 15.4% |
| Mould over A4 size, always or sometimes | 17.3% | 15.7% | 13.4% | 11.3% |
Rents around Appleby
New tenancies in Crinan in the April–June 2026 quarter had a median rent of $420 a week (up 7.7% on a year earlier). That is slightly below the typical suburb in Invercargill City ($523), and below the national median ($600); 3rd lowest of 11 in Invercargill City.
| April–June 2026 | Crinan 44% of titles | Kew (Invercargill City) 43% of titles | Invercargill Central 11% of titles | New Zealand |
|---|---|---|---|---|
| Median weekly rent, new tenancies | $420 | $515 | $410 | $600 |
| Middle half of rents | $370–$520 | $455–$530 | $340–$465 | $490–$700 |
| Change in median on a year earlier | +7.7% | +20.3% | +7.9% | +0.2% |
| Bonds lodged in the quarter | 36 | 12 | 18 | 40,827 |
Schools and hospitals near Appleby
One school site lies inside Appleby: St Joseph's School (Invercargill) (Full Primary).
- St Joseph's School (Invercargill) (Full Primary)
- Nearest school: New River Primary (1.0 km)
- Nearest secondary school: Southland Girls' High School (1.8 km)
- Nearest public general hospital: Southland Hospital (1.3 km)
School enrolment zones in Appleby: a guide
One secondary school has a home zone covering most of Appleby's titles: Verdon College.
- Invercargill Middle School (primary, Years 1–6): about 55% of titles
- Southland Adventist Christian School (primary, Years 1–8): all or nearly all titles
- St John's Girls' School (Invercargill) (primary, Years 1–8): all or nearly all titles
- Verdon College (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 Appleby
OpenStreetMap maps 1 place of worship inside Appleby (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: Abandoned Church, under 1 km away
- Buddhist: Wat Buddhasamakhee Invercargill, 8.9 km away
- Muslim: Southland Muslims Association Masjid, 3.6 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Invercargill City with many cross-leases
- Windsor: 400 cross-lease titles (22.5%)
- Richmond: 230 cross-lease titles (19.2%)
- Strathern: 191 cross-lease titles (11.2%)
- Gladstone: 129 cross-lease titles (11.3%)
- Waikiwi: 128 cross-lease titles (8.3%)
- Invercargill: 89 cross-lease titles (10.7%)
- Grasmere: 80 cross-lease titles (6.1%)
- Avenal: 74 cross-lease titles (10.8%)
All suburbs in Invercargill City
Suburbs like Appleby
The closest match on the measures on this site is Invercargill in Invercargill City, nearest on elevation, schools, 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 |
|---|---|---|---|---|---|
| Invercargill | Invercargill City | 10.7% | $410 | 37.9 | elevation, schools, slope |
| Avenal | Invercargill City | 10.8% | $390 | 40.1 | commuting by public transport, elevation, distance to the coast |
| Georgetown, Invercargill City | Invercargill City | 6.5% | $530 | 35.5 | unit-title share, schools, older residents |
| Glengarry, Invercargill City | Invercargill City | 4.3% | $505 | 36 | unit-title share, land per flat, elevation |
| Strathern | Invercargill City | 11.2% | No data | 38 | schools, unit-title share, commuting by public transport |
Questions
What is the rent in Appleby, Invercargill City?
New tenancies in Crinan (the rent area for part of Appleby) had a median rent of $420 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 $370 to $520.
What schools are in Appleby, Invercargill City?
LINZ maps 1 school site inside Appleby: St Joseph's School (Invercargill). The nearest secondary school to its centre is Southland Girls' High School (1.8 km in a straight line). The secondary-school home zone covering most of its titles is Verdon College; check the school's own zone map for any address.