Living in Gladstone, Invercargill City: rents, schools, census and property titles
The 1,144 live property titles in Gladstone, Invercargill City are almost all freehold (85%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 129 (11.3%), above the national share of 8.7%.
Gladstone, Invercargill City cross-lease titles
- Cross-lease titles
- 129
- Share of live titles
- 11.3%
- Live titles in total
- 1,144
- Invercargill City share
- 7.3%
- New Zealand share
- 8.7%
- Rank by share in Invercargill City
- 4 of 15
- Rank by share in New Zealand
- joint 293 of 644
Gladstone at a glance
Where Gladstone 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
- Gladstone is listed under Invercargill City.
- 1,144 live titles are recorded here, including 129 cross-lease titles (11.3%).
- 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 11.3% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 0.4% 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 Gladstone
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 973 | 85.1% |
| Cross lease | 129 | 11.3% |
| Unit title | 5 | 0.4% |
| Leasehold | 34 | 3.0% |
| Other record types | 3 | 0.3% |
| Total | 1,144 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Gladstone compares
Nationally, 8.7% of live titles are cross-lease; Gladstone is higher than the national share (8.7%).
Across Invercargill City as a whole, the share is 7.3%; Gladstone is about 1.5 times the overall Invercargill City share (7.3%).
How cross-leases in Gladstone are set up
Separate exclusive-use areas are less common (2% of schemes, against 5% nationally).
Three-flat schemes are more common here (26%, against 12% nationally).
More schemes have four or more flats on one section (22%, against 11% nationally).
| Scheme structure | Gladstone | Invercargill City | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 50 | 714 | 87,651 |
| Two-flat schemes | 52.0% | 53.8% | 76.2% |
| Three-flat schemes | 26.0% | 22.8% | 12.2% |
| Four or more flats | 22.0% | 22.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 828 m² | 994 m² | 908 m² |
| Typical land per flat | 336 m² | 362 m² | 408 m² |
| Schemes with a garage written into a lease | 36.0% | 33.6% | 28.4% |
| Schemes with a carport in a lease | 20.0% | 16.1% | 13.3% |
| Schemes with a separate exclusive-use area | 2.0% | 1.7% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 24.0% | 23.0% | 35.6% |
| Median year of earliest current title | 1977 | 1982 | 1988 |
| Two-flat schemes on 700 m² or more | 17 | 326 | 54,978 |
Unit titles and leasehold in Gladstone
34 titles (3.0%) 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 | 31 |
| Term mentions renewal (including perpetually renewable) | 3 |
| Term not stated or not readable | 0 |
New titles in Gladstone since 2020
56 of Gladstone's current titles (5%) were first issued since 2020, below Invercargill City's suburbs with new-title figures taken together (7%) and well below New Zealand (12%).
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 50 | 30 |
| Unit title | 2 | 2 |
| Cross-lease | 3 | 3 |
| Leasehold | 0 | 0 |
| Other | 1 | 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 Gladstone
The typical building in Gladstone stands on ground sloping 0.9° (read on an 8 m grid, so short steep banks may be understated).
Nearly all of its 1,436 measured buildings (99%) stand on ground under 5°.
Much of the land is low-lying: the median elevation is 5 m, and parts are below sea level.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Gladstone
Gladstone is inland: the typical title is 3.1 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 Gladstone: 2023 Census
About 93% of Gladstone's titles are in the census area Gladstone (Invercargill City) (a Stats NZ statistical area), so these figures describe that area, not Gladstone exactly.
Fewer households have no car in Gladstone (Invercargill City) than across Invercargill City: 3.0% against 6.6%.
More adults hold a degree in Gladstone (Invercargill City) than across Invercargill City: 30.6% against 17.6%.
Household incomes are higher in Gladstone (Invercargill City) than across Invercargill City: $106,500 against $80,900.
| Measure | Gladstone (Invercargill City) | Invercargill City whole council |
|---|---|---|
| Usual residents | 2,385 | 55,599 |
| Change since 2018 | +0.4% | +2.6% |
| Change since 2013 | +0.0% | +7.5% |
| Median age | 43.4 | 40 |
| Households | 939 | 22,125 |
| Own or part-own their home (including family trusts) | 78.9% | 72.4% |
| Not owned and not in a family trust (mostly renting) | 21.1% | 27.6% |
| Median household income | $106,500 | $80,900 |
| Median weekly rent, renting households | $380 | $350 |
| Dwellings unoccupied on census night | 7.3% | 6.8% |
| Ages | ||
| Under 15 | 17.9% | 18.4% |
| 15 to 29 | 15.7% | 18.0% |
| 30 to 64 | 48.8% | 45.1% |
| 65 and over | 17.6% | 18.4% |
| Where people came from | ||
| Born overseas | 17.4% | 14.9% |
| Of those born overseas, arrived in the last 5 years | 29.2% | 32.7% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 44.0% | 42.9% |
| Lived overseas 5 years ago (of all residents) | 3.6% | 3.3% |
| Moved here in the last year (of all residents) | 16.4% | 17.7% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 30.6% | 17.6% |
| Employed full-time | 57.1% | 51.6% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 1.5% | 2.6% |
| Managers and professionals (of those employed) | 49.7% | 34.8% |
| Median personal income | $50,200 | $39,900 |
| Getting to work (of those employed) | ||
| Work from home | 10.7% | 9.2% |
| Car, truck or van | 81.2% | 83.5% |
| Bus, train or ferry | 0.2% | 0.6% |
| Walk or cycle | 6.4% | 5.6% |
| Households and families | ||
| One-person households | 23.9% | 29.0% |
| Average people per household | 2.5 | 2.4 |
| Households with no motor vehicle | 3.0% | 6.6% |
| Crowded households (need one or more extra bedrooms) | 2.0% | 3.4% |
| Couples with children (of families) | 41.6% | 38.0% |
| Couples without children | 46.4% | 43.5% |
| One-parent families | 11.6% | 18.4% |
| Homes | ||
| Separate (stand-alone) houses | 87.2% | 87.7% |
| Average bedrooms | 3.2 | 3 |
| Heated with a heat pump | 84.9% | 79.6% |
| Damp, always or sometimes | 12.6% | 15.4% |
| Mould over A4 size, always or sometimes | 8.6% | 11.3% |
Rents around Gladstone
New tenancies in Gladstone (Invercargill City) in the April–June 2026 quarter had a median rent of $450 a week (down 12.3% on a year earlier). That is slightly below the typical suburb in Invercargill City ($523), and below the national median ($600).
| April–June 2026 | Gladstone (Invercargill City) | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $450 | $600 |
| Middle half of rents | $405–$495 | $490–$700 |
| Change in median on a year earlier | −12.3% | +0.2% |
| Bonds lodged in the quarter | 21 | 40,827 |
Schools and hospitals near Gladstone
LINZ maps 2 school sites inside Gladstone, among them Southland Boys' High School (Secondary (Year 7-15)) and Waihopai School (Contributing).
- Southland Boys' High School (Secondary (Year 7-15))
- Waihopai School (Contributing)
- Nearest school: Waihopai School (0.5 km)
- Nearest secondary school: Southland Boys' High School (0.7 km)
- Nearest public general hospital: Southland Hospital (5.3 km)
School enrolment zones in Gladstone: a guide
Two secondary schools have a home zone covering most of Gladstone's titles: James Hargest College and Verdon College.
- Waihopai School (primary, Years 1–6): all or nearly all 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
- James Hargest College (secondary): all or nearly all titles
- Verdon College (secondary): all or nearly all titles
- Southland Boys' High School (secondary): about 50% 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 Gladstone
OpenStreetMap maps 1 place of worship inside Gladstone (1 Christian).
Nearest mapped place of each tradition within 10 km:
- Christian: All Saints Anglican Church, under 1 km away
- Buddhist: Wat Buddhasamakhee Invercargill, 4.8 km away
- Muslim: Southland Muslims Association Masjid, 3.5 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%)
- Appleby: 335 cross-lease titles (19.5%)
- Richmond: 230 cross-lease titles (19.2%)
- Strathern: 191 cross-lease titles (11.2%)
- 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 Gladstone
The closest match on the measures on this site is Hawthorndale in Invercargill City, nearest on distance to the coast, commuting by public transport, 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 |
|---|---|---|---|---|---|
| Hawthorndale | Invercargill City | 5.8% | $523 | 38.1 | distance to the coast, commuting by public transport, slope |
| Richmond, Invercargill City | Invercargill City | 19.2% | $528 | 41.4 | distance to the coast, population change, commuting by public transport |
| Grasmere | Invercargill City | 6.1% | $540 | 35.7 | elevation, distance to the coast, unit-title share |
| Windsor, Invercargill City | Invercargill City | 22.5% | No data | 47.2 | commuting by public transport, schools, damp homes |
| Newfield | Invercargill City | 3.8% | $560 | 40.6 | distance to the coast, slope, stand-alone houses |
Questions
What is the rent in Gladstone, Invercargill City?
New tenancies in Gladstone (Invercargill City) (the rent area for part of Gladstone) had a median rent of $450 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 $405 to $495.
What schools are in Gladstone, Invercargill City?
LINZ maps 2 school sites inside Gladstone: Southland Boys' High School and Waihopai School. The nearest secondary school to its centre is Southland Boys' High School (0.7 km in a straight line). Secondary-school home zones covering most of its titles are James Hargest College and Verdon College; check the school's own zone map for any address.